Pelican Bay - Cap Ferrat

By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.

Cap Ferrat is a high-rise condominium neighborhood inside the master-planned community of Pelican Bay in Naples, Florida. It stands at 6597 Nicholas Boulevard in Crown Colony: 111 residences in one tower completed in 2002, from 2,225 to 7,000 square feet on the county’s roll, with an exclusive pedestrian bridge to the Pelican Bay Foundation’s boardwalk.

McGreevy and Comisar are the team Cap Ferrat sellers call first, and the team its buyers call when they want the building’s real record: what each plan has actually sold for, what the recorded declaration lets an owner do, why a Cap Ferrat residence pays a share of the common expenses that scales with its square footage, and what a sale costs once the Pelican Bay Foundation’s $15,000 resale capital assessment is on the closing statement.

This page goes deeper on Cap Ferrat than any other source we know of. It is built from the recorded 2002 Declaration of Condominium and its recorded amendments, the 2016 bridge agreement, the Florida Division of Corporations record of the association, the state condominium registry and elevator inspection file, Collier County’s milestone map, the notices of commencement recorded against the building, the Collier County Property Appraiser’s 2026 tax roll and recorded sales through June 30, 2026, the Pelican Bay Foundation’s FY2027 budget and estoppel form, FEMA’s flood map, Florida’s condominium statutes as they read in 2026, and the Southwest Florida MLS closings pulled October 7, 2026. Where the public record stops, we say so, and we name the document that would answer the question.

One naming note before anything else. Cap Ferrat here is the Crown Colony tower at Pelican Bay. It is not the Cap Ferrat peninsula on the French Riviera, it is not Cap Ferret on the French Atlantic coast, and it is not a building called “Cape Ferret,” which is how the Pelican Bay Foundation’s own text spells it. Recorded notices carry other variants, and all of them mean this building. Our page address has said “of Pelican Bay” for years, while the association’s legal name is Cap Ferrat at Crown Colony Condominium Association, Inc. It is also not St. Kitts or St. Marissa, its Crown Colony neighbors, which are separate buildings with their own associations.

If you own at Cap Ferrat and are thinking about a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the plan-by-plan, rule-by-rule and fee-by-fee detail below will tell you whether Cap Ferrat fits before you tour.

Why McGreevy and Comisar Are the Best Realtor for Cap Ferrat

McGreevy and Comisar are the best realtor for Cap Ferrat because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% Real Estate Agents Nationally Since 2008, and a market read built on 22 MLS closings in five years, the county’s deed record back to 2002 and the recorded declaration.

Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)

If you’re searching for the best realtor for Cap Ferrat in Pelican Bay, Naples, whether you’re ready to sell your Cap Ferrat home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.

That matters at Cap Ferrat for a specific reason. The building has 111 homes in five main plan sizes, from 2,225 to 3,650 square feet in the MLS closings, and over the last five years its closings run from $2,150,000 to $5,300,000. Every one of those homes carries a share of the common expenses that scales with its size, answers to a condominium Board that must approve every sale, and joins a Foundation that charges the buyer $15,000 at closing. A listing agent who prices Cap Ferrat off a Pelican Bay average, or off a Naples condominium index, misses all of it.

Recent Cap Ferrat track record (last 12 months): In the last 12 months Cap Ferrat has seen 4 resales in the Southwest Florida MLS (closings dated October 7, 2025 to October 7, 2026, pulled October 7, 2026), at a median sold price of $2,487,500, with a highest-priced sale of $4,150,000 and a median sale-to-list ratio of 91.6%. Four is a small sample, so we lead with the first window that clears ten closings, which is 60 months with 22. The MLS pull behind this page records closings, not the listing office on each one, so we do not state how many of the 22 we represented; ask us and we will tell you which Cap Ferrat sales we know first-hand.

For Cap Ferrat sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. At Cap Ferrat we also build the paperwork file before the first showing, because Florida law requires a condominium seller to hand the buyer a document package and gives the buyer seven days to cancel after receiving it, and because the association’s Board has 30 days to approve the buyer and the Foundation has its own estoppel and resale steps. We assemble all of it early so the clocks start on day one.

For Cap Ferrat buyers: the first question is which of the five plans you are pricing, because the same building has sold 2,225 square foot residences at $2,195,000 to $2,750,000 and 3,650 square foot residences at $2,150,000 to $5,300,000. The second is the layered cost: a condominium assessment, the Foundation’s $3,435 annual assessment carried in the association’s budget, the county’s Services Division assessment and a one-time $15,000. The third is the flood map. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Cap Ferrat residence; we answer them below.

Honors and recognition:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Selling your Cap Ferrat home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.

Buying a home in Cap Ferrat? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers.

Living in Cap Ferrat at Pelican Bay as a Homebuyer

Living in Cap Ferrat at Pelican Bay means a condominium residence of 2,225 to 7,000 square feet in a 111-residence tower completed in 2002, with the exterior, structure and six elevators maintained by the association, an exclusive bridge to the Foundation’s boardwalk, and Waterside Shops five minutes away by car.

Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)

Cap Ferrat is a boutique tower by Pelican Bay standards, and its size shapes what ownership feels like: six elevators, a lobby, a covered parking garage, 21 cabanas on the pool deck and two guest suites are shared by 111 residences, and every owner is also a member of the Pelican Bay Foundation. What follows is what daily life at Cap Ferrat looks like, drawn from the recorded documents, the state’s records and the county’s files. (recorded declaration)

What Is Cap Ferrat at Pelican Bay?

Cap Ferrat, a Condominium, is 111 residences in one high-rise on Nicholas Boulevard, recorded in September 2002. The recorded declaration describes 20 living levels, made up of a lobby level, two lower floors named Mezzanine and Praesidium, 15 typical floors and two penthouse levels. The Florida Division of Corporations lists the association that runs the building as Cap Ferrat at Crown Colony Condominium Association, Inc., an active Florida not-for-profit corporation filed August 3, 1999. The state’s condominium registry lists the building as “Cap Ferrat, a Condo” with 111 units.

What Does Daily Life Look Like at Cap Ferrat?

The building’s shared spaces are the daily-life layer: a lobby, six traction elevators that the state last passed in August 2025, a covered garage with assigned spaces, storage areas, a pool deck with 21 cabanas and two guest suites. Outside the building, the bridge leads to the Foundation’s boardwalk, and Waterside Shops, Artis-Naples and Sea Gate Elementary are each about five minutes by car. The amenities section below names each. (recorded declaration)

Where Does Cap Ferrat Sit Inside Pelican Bay?

Cap Ferrat is at 6597 Nicholas Boulevard in Crown Colony, about 1.6 miles from Waterside Shops, 1.4 miles from Artis-Naples and 2.7 miles from the Vanderbilt Beach access by road. It is not on the Gulf: FEMA’s flood map puts the building in the AE zone with a base flood elevation of 10 to 11 feet, and the nearest coastal VE zone is about 0.4 mile away. See our Pelican Bay guide for the community around it.

Who Runs the Building?

Cap Ferrat at Crown Colony Condominium Association, Inc. runs the building through a Board of Directors, with a manager’s apartment and two guest suites provided by Section 17.5 of the recorded declaration. The building also belongs to a master association, Crown Colony Village Association, which governs Parcel T under a 1991 declaration. Each residence is a member of the Pelican Bay Foundation. The association keeps a website that tells search engines not to index it, so the recorded documents and the state’s public records are the reliable public sources, and Florida law entitles every owner to request the association’s official records.

What Cap Ferrat Is Not

Cap Ferrat is not Gulf-front, which matters for flood zone and for pricing comparisons. It is not age-restricted: the recorded declaration contains no minimum-age clause. It does not publish its condominium assessment, house rules or reserve study on any public page we found, so those need to be requested. And it is not St. Raphael, the Pelican Bay tower buyers most often compare it with; the two differ on gate, size, age and how the common expenses are shared, and we compare them in Cap Ferrat vs St. Raphael below.

Which Residence Matches Which Priority?

If budget leads, the 2,225 square foot plan has closed at $2,195,000 to $2,750,000 over five years. If space leads, the 3,650 square foot plan, with four bedrooms or four plus a den, has closed from $2,150,000 to $5,300,000. If views and floor height lead, the upper-floor residences have sold at higher prices per square foot, which the floor-band table below shows. If low maintenance leads, the three garden residences and the penthouses carry extra items that the declaration spells out, which the declaration section explains.

Selling a Cap Ferrat home? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at Cap Ferrat? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Cap Ferrat Market Snapshot: What the Residences Actually Sell For

Cap Ferrat recorded 22 closings in the last 60 months in the Southwest Florida MLS, at a median sold price of $3,695,000, from $2,150,000 to $5,300,000, for $78,522,500 in volume. Three homes are listed today, which is 9.0 months of supply at the 12-month pace of four closings.

Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)

Sixty months is the first window with ten or more closings at Cap Ferrat, so every figure below leads with it and names the window and the number of sales beside it. The 12, 24 and 36 month windows hold 4, 6 and 8 closings, which are small samples, so we show them for direction and not for pricing. The data come from the Southwest Florida MLS, pulled October 7, 2026, and from the Collier County Property Appraiser’s recorded sales through June 30, 2026.

The 60-Month Lead: 22 Closings

In the 60 months from October 7, 2021 to October 7, 2026 (22 closings), the median Cap Ferrat sale was $3,695,000, the median price per square foot was $1,198, the median sale spent 36 days on the market, and the median sale closed at 98.9% of its final list price. Ten of the 22 closed at or above their final list price: seven at the list price and three above it. Twelve closed below.

How the Numbers Move Across 12, 24, 36 and 60 Months

Only the 60-month window clears ten sales. The shorter windows are small samples, shown here so you can see the direction of the market and not as a price guide.

Every median in this table is the mean of the two middle sales, because the number of sales is even in each window: the 12-month median is the mean of $2,475,000 and $2,500,000, the 24-month median is the mean of $2,500,000 and $3,500,000, and the 36-month median is the mean of $3,500,000 and $4,000,000. The 60-month median is the mean of two middle sales that are both $3,695,000.

Year by Year: Calendar-Year Medians, 2021 to 2026

The MLS shows a market that peaked in 2023 and has thinned since. Each row is the number of closings in that calendar year in the MLS, with 2021 counting only from October 7 and 2026 only through October 7.

Twelve of the 22 closings fell between February 2022 and June 2023. The median in the calendar year 2023 was $4,197,500, and the 12-month median now is $2,487,500, which is 40.7% lower. That gap is partly mix and not only price: the 2026 closings include a 2,225 square foot plan B and a 3,275 square foot plan A at $2,475,000 and $2,500,000, and a 3,650 square foot plan C at $2,150,000, so we compare like with like by plan in the next section before drawing any conclusion about value.

What the Last 12 Months Show: Four Closings, a Small Sample

In the last 12 months (October 7, 2025 to October 7, 2026), Cap Ferrat had four closings, all between February and June 2026: a 3,650 square foot plan C at $2,150,000, a 2,225 square foot plan B at $2,475,000, a 3,275 square foot plan A at $2,500,000 and a second plan C at $4,150,000. Their final list prices were $2,299,000, $2,750,000, $2,750,000 and $4,499,000, and they sold at 93.5%, 90.0%, 90.9% and 92.2% of those lists. The prior 12 months had two closings. Four sales is a small sample, so read these as the most recent evidence and not as a market price.

Price Bands: Where the 22 Sales Landed

Over 60 months (22 closings), the sales fall into four bands, and the center of the market is $3,500,000 to $4,500,000.

Half of the sales, twelve of 22, closed between $3,500,000 and $4,500,000, and only two went above $4,500,000, at $5,050,000 and $5,300,000.

Days on Market and Sale-to-List

Over 60 months (22 closings), ten homes sold within 30 days, six took 31 to 90 days and six took more than 90, with the longest at 255 days. The median is 36 days, but the spread is the story: two show zero days on the market and one took 255 days. The recent trend is slower. The 12-month median is 94 days (n 4, a small sample), and every one of the four closed below its final list price.

Turnover: How Often Does a Cap Ferrat Home Sell?

Twenty-two MLS closings in 60 months is about 4.4 a year against 111 residences, so roughly one residence in 25 sells in a typical year, and about one in five has changed hands in the five years. In the last 12 months (n 4), 3.6% of the residences closed. Low turnover cuts two ways: a seller has few direct competitors, and a buyer has few choices on any given day.

Active Listings Today

On October 7, 2026, three Cap Ferrat homes were listed: a 3,650 square foot four-bedroom plus den at $4,450,000, which is $1,219 per square foot, on the market for 27 days; a 2,700 square foot three-bedroom at $3,000,000, which is $1,111 per square foot, on the market for 36 days; and a second 2,700 square foot three-bedroom at $1,965,000, which is $728 per square foot, on the market for 250 days. The median list price is $3,000,000. At the 12-month pace of four closings, three listings is 9.0 months of supply, which favors buyers, but three listings is also a small number, and a seller’s own plan and floor matter more than the average.

Every Cap Ferrat Closing, Last 60 Months

These are all 22 closings in the Southwest Florida MLS from October 7, 2021 to October 7, 2026, newest first, all on Nicholas Boulevard. We show the plan letter, living area and floor-independent figures only; we do not publish unit numbers, owner names or listing numbers.

What the County Recorded, 2002 to 2026

The Collier County Property Appraiser’s file records the deed consideration of qualified sales, which are arm’s-length sales that the Department of Revenue codes as usable. The file runs through June 30, 2026 for this page. It shows 69 qualified sales in 2002, the opening year, and then 2 to 23 a year after that, never more than 9 a year since 2006.

The county’s median first passed $2,000,000 in 2006 and $3,000,000 in 2017, then moved above $4,000,000 in 2023. Every year since 2006 had nine or fewer qualified sales, so any single year’s median rests on a handful of deeds. The 2002 median of $1,205,000 is the opening year’s price and is not comparable with the resale prices that followed.

County Deeds and the MLS, Side by Side

For the years where the two overlap, the county and the MLS agree closely, which is a check on both. The county records the deed consideration, and the MLS records the reported closing price.

In 2023 the MLS shows five closings and the county shows four qualified sales, with medians of $4,197,500 and $4,261,250. We do not know which MLS closing the county file leaves out, and we publish both figures. For 2022, 2024, 2025 and 2026 the two sources match exactly. We never average the two sources and we do not compare county figures per square foot with MLS figures per square foot.

How Did Cap Ferrat Come to Be?

Cap Ferrat came to be as a parcel of Pelican Bay’s Crown Colony, developed by a joint venture of Gulf Bay Land Holdings and Quality Development, which recorded the Declaration of Condominium on September 27, 2002 and created 111 residences in one high-rise on Nicholas Boulevard, completed that year according to the surveyor’s certificate.

The Land: Parcel T and Crown Colony

Cap Ferrat stands on Parcel T of Pelican Bay Unit 3, which is how the Collier County Clerk’s index and every notice of commencement describe the land: “that portion of Parcel T now known as Cap Ferrat Condominium, as described in OR 3118, Page 2009.” Parcel T sits inside Crown Colony, a neighborhood with its own master association, Crown Colony Village Association, whose 1991 declaration governs the common areas that surround the condominium towers. Cap Ferrat’s owners belong to three layers: the condominium association, the Crown Colony master association and the Pelican Bay Foundation.

The Recorded Declaration, September 2002

The Declaration of Condominium of Cap Ferrat, a Condominium, is recorded in the Collier County Official Records at Book 3118, Page 2009, and runs 148 pages with its exhibits. Its declarant is a developer joint venture of Gulf Bay Land Holdings and Quality Development, doing business as Parcel T Joint Venture. The declaration submits 111 residential units in one high-rise building to condominium ownership (Section 3.1) and attaches the plans, the plat and Exhibit 1F, which sets each unit’s share of the common elements and expenses. The state’s condominium registry lists the building with 111 units and a recording date of September 27, 2002, which matches the certificate of estimate recorded one instrument number after the declaration on the morning of September 27, 2002.

How Many Stories? Four Records, Four Answers

The public record does not give one answer to “how tall is Cap Ferrat,” and we would rather show you all of it than pick the number that sounds best. The recorded declaration, which governs, describes 20 living levels: a lobby level, floors three and four, 15 typical floors and two penthouse levels. The surveyor’s certificate of substantial completion, recorded October 8, 2002, describes the building as “Floors 1 through 22.” The state’s elevator inspection file lists landings of 19 and 21 for the building’s six passenger elevators. And some published descriptions say 22 stories. These can all be true at once, because they may be counting different things: living levels, levels in a survey description, elevator stops and a marketing story count. When you compare Cap Ferrat to a building described as 22 stories, compare living levels.

The Numbering That Skips the 13th Floor

Cap Ferrat’s unit numbers skip the 13 series. The thirteenth floor carries unit numbers beginning with 14, and the nineteenth floor carries numbers beginning with 20, so a number does not equal a floor. For the market tables on this page we use the true floor, which is the number’s first digits less one for any number in the 14 series or higher. A buyer should confirm a unit’s real floor from the floor plan in the declaration, not from its number.

Recorded Documents That Shaped the Building

The Clerk’s index holds the instruments below for the building as a whole. They are all public, and each opens at the Collier County Clerk’s records viewer from the sources section.

The 2000 Easement Over St. Kitts and Why It Was Vacated

In March 2000, before Cap Ferrat was built, a nonexclusive easement for ingress and egress was recorded over the neighboring St. Kitts property, and it describes Cap Ferrat as a building to be built to St. Kitts’ north. In October 2000 that easement was vacated. We read the vacation as housekeeping that cleared the land for the final plan of Parcel T, but the instrument does not state its reason, and we do not claim one. What matters to a buyer is that the easements in force today are the ones in the declaration and in the 2016 bridge agreement, which later sections describe.

The First Sales: 2002 and 2003

The county recorded 69 qualified sales at Cap Ferrat in 2002, the opening year, at a median of $1,205,000 and a range of $695,000 to $4,400,000, then 13 in 2003 at a median of $1,378,500. No later year in the county file exceeds 23 sales. The county’s median first passed $2,000,000 in 2006 and $4,000,000 in 2023, and the 2023 median of $4,261,250 is 3.5 times the 2002 median of $1,205,000.

The Residences: Twenty Living Levels, Six Stacks and Five Plans

Cap Ferrat’s 111 residences stack in six vertical lines, numbered 01 to 06 from south to north, across 20 living levels, and they come in five main plan sizes: 2,225, 2,700, 3,050, 3,275 and 3,650 square feet, plus eight penthouses above them. Over 60 months (22 closings) the plans have sold at medians from $2,475,000 to $4,325,000.

Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)

The recorded declaration is the best map of the building, because it lists every floor, every unit and every plan. The MLS adds what each plan has sold for. Together they answer the question buyers ask first: which Cap Ferrat residence is the one I am pricing?

How the Tower Is Arranged

The declaration’s floor table counts 111 residences across the following levels: one residence on the lobby level, which the plans call Jardin; six residences on each of the two lower floors, the Mezzanine and the Praesidium; six residences on each of 15 typical floors; and eight penthouse residences, four on the lower penthouse level and four on the upper. The arithmetic is 1 plus 6 plus 6 plus 90 plus 8, which is 111. Each typical floor repeats the same six stacks, so a buyer comparing two residences of the same plan is comparing floor height and view, not layout.

Stacks and Plans: Which Letter Is Which

The declaration numbers the stacks 01 to 06, with stack 01 the southernmost and stack 06 the northernmost, and gives each a plan name. We use plan letters on this page because the MLS does not use the declaration’s names.

The declaration counts 30 Corniche residences, which is stacks 03 and 04 on 15 typical floors. The plan name Cannes belongs to the declaration’s stack 05 and has nothing to do with the separate Cannes neighborhood elsewhere in Pelican Bay. The den in a “plus den” listing is the MLS description, and the same plan has been listed both ways, so ask for the recorded floor plan before you rely on a bedroom count.

What Each Plan Sells For

Over 60 months (22 closings), every plan has fewer than ten sales, so each row is a small sample and we show the range beside the median.

The plan E median is the mean of the two middle sales, $3,695,000 and $4,125,000. Plan C has the widest range, from $2,150,000 in February 2026 to $5,300,000 in April 2025, so the plan alone does not set the price; floor, view and condition do.

Thinking of Selling in Cap Ferrat at Pelican Bay? The Last 60 Months Show 22 Closings at a $3,695,000 Median

If you own at Cap Ferrat, the numbers above are the pricing problem and the opportunity at once: 22 closings in 60 months, three active listings today and a market where ten of 22 sales closed at or above the final list price. We price a Cap Ferrat residence against the sales of the same plan and floor, not against the building’s average. Start with a free home valuation. Call Jesse direct at (239) 898-6072 and he will walk you through the Cap Ferrat sales that fit your residence.

Selling a Cap Ferrat home? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at Cap Ferrat? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Three Bedrooms or Four?

Grouping the same 22 closings by bedroom count, the three-bedroom class (15 closings) has a median of $3,500,000, and the four-bedroom class (7 closings, a small sample) has a median of $4,325,000. The four-bedroom class is all plan C. If you want four bedrooms in Cap Ferrat, you are buying plan C, and the price history above is your comparison set.

What the Floor Is Worth

Using the true floor rather than the unit number, the closings split into three floor bands.

The middle band, floors 7 to 12, is the only band with ten closings. The pattern is what you would expect: the lowest floors sell at $875 a square foot and the upper floors at $1,221, a 40% premium ($1,221 divided by $875 is 1.40). The bands are not a clean comparison, because each band mixes plans, and the lowest band has only three plan sizes among its five sales, so a buyer should compare the same plan across floors.

Same Plan, Different Years

Plan A, the 3,275 square foot Monte Carlo, shows how much the market moved. Its five closings in 60 months were $3,695,000 in April 2022, $3,995,000 in March 2023, $4,000,000 in June 2024, $3,500,000 in April 2025 and $2,500,000 in June 2026. Plan B, the 2,225 square foot Nice, closed at $2,195,000 in December 2021, $2,750,000 in April 2022 and $2,475,000 in February 2026. These are different floors and conditions, so they are not a price index. They are the best evidence that a 2023 price is not a 2026 price.

The Garden Residences and the Penthouses

Three residences are garden units with private gardens that are limited common elements. The association maintains those gardens at the garden owners’ cost, and the owners maintain any whirlpool (Section 3.6). The eight penthouses hold the largest residences; the county roll shows heated areas up to 7,000 square feet, which is nearly double the largest plan in the MLS closings. No penthouse appears among the 22 closings in the MLS in the last 60 months, so we do not publish a penthouse price, and we tell penthouse owners that their pricing is a custom comparison.

Cabanas, Parking and Storage Travel With the Residence

The declaration makes covered garage parking, storage areas and the 21 pool-deck cabanas limited common elements, and Section 3.6 allows rights to them to transfer by a written instrument given to the association. For a buyer, that means a parking space, a storage room or a cabana is a right to confirm in the closing documents, not an assumption. Ask for the assignment instrument for each one. (recorded declaration)

Combining Residences

The roll shows residences larger than any plan in the MLS closings, up to 7,000 square feet. Some of that is the penthouses and some may be combinations of adjoining units. Any residence over 3,650 square feet should be priced from its own floor plan and the association’s records, not from the plan tables above.

Selling a Cap Ferrat home? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at Cap Ferrat? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

What Amenities Come With a Cap Ferrat at Pelican Bay Residence?

Cap Ferrat’s amenities come in three layers: the building’s own lobby, six elevators, covered garage, storage, 21 cabanas, pool and two guest suites; the Pelican Bay Foundation’s tram, beaches, racquets, fitness and dining venues, which come with every residence; and Club Pelican Bay golf, which is separate and optional. The bridge to the boardwalk is the building’s own. (recorded declaration)

What the Building Itself Offers

The recorded declaration and the state’s records describe the building’s shared spaces: a lobby, six passenger elevators, a covered parking garage with assigned spaces, storage areas, a pool with a deck and 21 cabanas, two guest suites and a manager’s apartment. The association also records work on the pool, the pool deck and the lobby air conditioning, which the permits section lists. We found no published floor plan of the common areas and no association page describing a fitness room or social room, so those need to be confirmed with the association before you rely on them. (recorded declaration)

Six Elevators, Passed August 2025

The Florida Department of Business and Professional Regulation’s elevator file lists six traction passenger elevators at 6597 Nicholas Boulevard, each with a 3,500-pound capacity and a registry install year of 2001. Two serve 19 landings and four serve 21. Each last passed inspection on August 27 or 28, 2025, and each certificate of operation runs to August 1, 2027. For a building with 111 residences and 20 living levels, six elevators is a useful number to know before a showing, and the August 2027 expiry is a date the association should be able to explain.

Parking, Storage and Cabanas

Under Section 3.6 of the declaration, covered garage parking, storage areas and the 21 pool-deck cabanas are limited common elements assigned to specific residences, and an assignment can move from one residence to another by a written instrument given to the association. A buyer should confirm in the contract which spaces, storage areas and cabana convey, and ask for the filed assignment. Uncovered spaces that are not assigned are for owners, guests and licensees under the association’s rules. (recorded declaration)

Two Guest Suites and a Manager’s Apartment

Section 17.5 of the declaration makes two guest suites and a manager’s apartment part of the building’s common elements, with the guest suites available under rules, fees and deposits set by the Board. They are a building amenity that a single-family home does not have, and the current rules and fee schedule are among the documents to request from the association.

The Bridge to the Boardwalk

The 2016 Maintenance and Exclusive Use Agreement gives the association the exclusive use of a pedestrian bridge to the Pelican Bay Foundation’s boardwalk, for its members, tenants, guests, invitees and licensees. It is the building’s most unusual amenity and has its own section below.

The Foundation’s Beaches and Tram

Every Cap Ferrat owner is a member of the Pelican Bay Foundation, and the Foundation operates nearly three miles of private beaches, open daily from 9 a.m. to sunset, with beach attendants, showers, restrooms, accessible ramps and beach wheelchairs. Eight tram stations along a raised berm conservation area connect to boardwalks through the mangroves, and the Foundation says its open-air electric trams make more than 900,000 trips to the beach and back each year. Because Cap Ferrat is on Nicholas Boulevard and not on the Gulf, the boardwalk and tram are how an owner reaches the sand without a car.

Marker 36 and the Sandbar

The Foundation’s two beach restaurants are Marker 36, on North Beach, and the Sandbar, on South Beach, which the Foundation describes as newly renovated. Both publish seasonal live-music nights on their Foundation pages, Tuesdays and Thursdays at Marker 36 and Mondays and Wednesdays at the Sandbar. A third venue, The Nest, is part of the same member dining program.

Racquets: Eighteen Har-Tru Courts

The Foundation’s racquets program lists 18 Har-Tru tennis courts at two locations in the community, plus a newer Racquets Center in the adjacent Pelican Bay Community Park with 8 Har-Tru tennis courts and 20 outdoor pickleball courts, of which three tennis courts and ten pickleball courts are designated for Pelican Bay members and their guests. All three locations have pro shops.

Fitness and Wellness

The Foundation’s fitness center offers cardio, strength and core-training equipment, group classes with indoor and beachfront options, an outdoor fitness area under oak trees overlooking a lake, daily beach fitness classes at South Beach, certified personal trainers, and a lakeside wellness studio with massage and facial services. These are Foundation amenities, so they are covered by the annual assessment rather than by the condominium fee.

Club Pelican Bay Is Separate

Club Pelican Bay, the golf and club membership, is a separate entity with its own membership terms. It is not part of the Foundation assessment or the condominium fee, and a Cap Ferrat owner can join or not. If golf matters to you, ask the club for its current initiation and dues schedule before you price a Cap Ferrat purchase.

Electric Vehicle Charging

A notice of commencement recorded July 29, 2021 describes electrical work in the parking garage: breaker, conduit and wire from the main distribution panel to a new 600-amp panel, with connections to newly installed charging equipment. That shows the building has invested in garage charging infrastructure. It does not tell a buyer how many charging positions exist, who may use them or what they cost, so ask the association for the garage rules.

What We Could Not Confirm

We could not confirm, from any public source, the building’s fitness or social rooms, the pool’s dimensions or hours, the number of charging positions, or the guest-suite fee schedule. Those are building-specific facts that sit in the association’s house rules and records, which are not public, and we would rather tell you that than guess.

Selling a Cap Ferrat home? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at Cap Ferrat? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

The 2016 Bridge Agreement: An Exclusive Walk to the Foundation Boardwalk

Cap Ferrat’s association holds the exclusive use of a pedestrian bridge to the Pelican Bay Foundation’s boardwalk under a Maintenance and Exclusive Use Agreement recorded December 16, 2016 at Official Records Book 5344, Page 2931. The association maintains the bridge at its own cost, and holds the right for 25 years with automatic renewals.

Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)

For a tower that is not on the Gulf, a private walking route toward the Foundation’s boardwalk is the amenity buyers ask about most, and it is the one feature of Cap Ferrat that no other Pelican Bay building can copy. The agreement is a recorded, 10-page instrument. We summarize it here, and the full text is in the downloadable documents.

Who Signed It and What It Covers

The agreement is between Crown Colony Village Association, the master association for Parcel T under the 1991 Crown Colony declaration, and Cap Ferrat at Crown Colony Condominium Association. It covers a pedestrian bridge that gives access to the Pelican Bay Foundation’s boardwalk. Crown Colony Village Association had recently paid to repair the bridge; the agreement hands the exclusive right to use it, and the duty to maintain it, to the Cap Ferrat association.

Exclusive Use: What the Agreement Says About Who May Use the Bridge

The agreement gives Cap Ferrat’s association exclusive use for its members, tenants, guests, invitees and licensees, and it provides that use by anyone else is a trespass. For an owner, that means the route is private to the building. For a buyer, it means a guest of another Crown Colony building cannot lawfully use it, and the association has the right to say so.

Who Maintains the Bridge

Cap Ferrat’s association took over all maintenance, repair and replacement at its sole cost. That is a recurring obligation, not a one-time fee: a pedestrian bridge in a coastal climate needs inspection and eventual replacement, and the cost falls on the Cap Ferrat association’s budget and reserves. A buyer should ask whether the association’s reserve study includes the bridge.

How the Owners Voted

The agreement recites that the proposal passed a membership vote of Crown Colony Village Association by 269 of 288 votes, including 86 of 89 votes from Cap Ferrat. Those are the instrument’s own figures, and we have no record of the ballots behind them, which are association records.

Term: 25 Years and Automatic Ten-Year Renewals

The term is 25 years, which counted from 2016 runs into 2041, followed by automatic extensions of 10 years each. A buyer should read the termination and renewal language, because an exclusive right that lasts to 2041 and renews is an asset that a lender and an appraiser may ask about.

The Easement Language and the West Line

The declaration’s Section 3.4(D) already granted Crown Colony residents a pedestrian easement of about four feet for access to the Foundation’s boardwalk. The 2016 agreement limits that Crown Colony easement to the east and north lines and ends the west-line access, as the agreement describes. Read the agreement’s own description of those lines before you rely on any route.

What the Agreement Does Not Say

The agreement does not state the walking distance or time to the boardwalk or the beach, and we have not measured it, so we do not publish a walking time. It does not describe the bridge’s construction or its inspection history. It is a contract between two associations, and how its cost reaches an owner depends on the Cap Ferrat association’s budget and assessments, which are association records. Those are questions for the association, and we list them in the buyer requests below.

Why It Matters to Price

We do not have a sale-by-sale comparison that isolates the bridge’s value, because every Cap Ferrat residence has it, and so we cannot say what it adds. What we can say is that it is a feature of the building that is recorded, exclusive and maintained by the association, which is the kind of feature a buyer can rely on and an appraiser can document.

Selling a Cap Ferrat home? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at Cap Ferrat? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

What Are the HOA and Condo Fees at Cap Ferrat?

Cap Ferrat’s published carrying costs are the Pelican Bay Foundation’s $3,435 FY2027 assessment, which the Foundation bills to the association for a condominium, and the county’s FY2027 Services Division assessment of $1,250.00. The association’s own assessment is not published; its shares scale with square footage, so a larger residence pays proportionally more.

What Does the Foundation Assessment Cover?

The Foundation’s FY2027 approved budget sets the annual assessment at $3,435 per residence for October 1, 2026 to September 30, 2027, spread over 7,227 residences. It has three parts: $2,180 for operations, $497 for the replacement reserve and $758 for the bulk media agreement. The Foundation’s FY2027 estoppel form shows the same split by quarter: $545.00, $124.25 and $189.50, or $858.75 a quarter. The estoppel form states that when a unit is a condominium, the billing is paid by the condominium association, so at Cap Ferrat the Foundation line is carried in the association’s budget and reaches an owner inside the condominium assessment.

The Foundation Assessment, FY2023 to FY2027

The assessment has risen 28% in four years, with one year of decline in between.

The FY2025 drop and the FY2026 jump trace to the bulk media line and to the replacement reserve, which rose 29.4% in FY2027 on the Foundation’s reserve study. The rise from FY2023 to FY2027 is 28% ($3,435 divided by $2,684 is 1.28).

What Is the Condominium Fee at Cap Ferrat?

We could not find Cap Ferrat’s current condominium assessment on any public page, and we will not guess a number. The recorded bylaws say regular assessments are payable quarterly in advance (Section 5.5), and Florida law gives every owner and buyer the right to see the answer. Section 718.111(12) makes the association’s budget and financial statements official records that members may request, and Section 718.503 requires a seller to give the buyer the current budget in the resale package. The seller’s estoppel certificate, discussed below, states the current assessment and any amounts owed. For any purchase, ask for the budget, the year-end financial statement and the estoppel before you price the residence.

Why a Larger Residence Pays More

Section 4.1 and Exhibit 1F of the declaration give each residence an undivided share of the common elements based on its square footage, and common expenses follow those shares. That is the opposite of St. Raphael, where all 178 residences carry an equal 1/178 share. At Cap Ferrat the shares run from roughly 0.6% for the 2,225 square foot plan B to roughly 1.0% for the 3,650 square foot plan C, and higher for the penthouses. The ratio between the largest regular plan and the smallest is the ratio of their areas: 3,650 divided by 2,225 is 1.64. Per square foot of living area, every Cap Ferrat residence carries the same share, which makes the fee simpler to compare across plans than an equal-share building’s.

The Developer’s 2002 Schedule, for Scale

The declaration’s Section 6.3 includes the developer’s guarantee schedule for the first months after recording, which is the only published per-plan assessment for the building. It is a 2002 figure and it is not today’s fee, but it shows how the shares work: the annual assessment was $5,383.79 for plan B, $6,533.14 for plan D, $7,380.03 for plan E, $7,924.45 for plan A and $8,831.84 for plan C, and between $9,678.72 and $16,937.77 for the penthouses. Each regular plan works out to the same $2.42 a year per square foot of living area ($5,383.79 divided by 2,225 is $2.42, and $8,831.84 divided by 3,650 is $2.42). The schedule adds $600 a year for the three garden units and $500 a year for the cabana units, and states that Crown Colony Village Association assessments are not part of the guarantee. A current owner’s number is a current figure, and the only reliable source for it is the association’s budget.

What the Association’s Fee Pays For

Under Section 5.2 the association maintains the building’s exterior and structure and the shared conduits and plumbing. Under Section 8 it carries casualty insurance, including windstorm and flood within the limits discussed below, and liability coverage of at least $1,000,000. Under Section 6.1(D) and Bylaws 2.15 the cost of hurricane shutters is a common expense, with a pro-rata credit to owners who already installed shutters or laminated glass. An owner maintains the interior: appliances, air conditioning, floor coverings, fixtures and interior finishes (Section 5.3).

Budget Increases and Special Assessments

Section 5.4(B) of the recorded bylaws provides that a budget more than 115% of the prior year’s, together with a 10% petition of owners, triggers a special meeting. The Foundation shows what a special assessment looks like at Pelican Bay scale: in August 2023 its Board approved a Hurricane Ian assessment of $2,195 per residence, based on storm costs it estimated at about $16,400,000, according to its FY2024 audited financial statements. A Cap Ferrat owner should ask how that charge reached the association’s budget in 2023.

Late Payments and Liens

Under Section 6.3 of the declaration, an assessment more than 10 days late bears interest at the highest lawful rate plus a late charge of the greater of 5% or $25, and the association can lien the residence. A buyer is jointly and severally liable with the seller for unpaid assessments, and the association must issue an assessment certificate within 15 days of a request. That is why the estoppel is not optional paperwork.

Estoppel Certificates and Their Cost

Florida law caps what an association may charge for an estoppel certificate at a base amount of $250, with $100 more for delivery within three business days and $150 more when the account is delinquent. As we read the state’s current adjusted caps, those figures are now $299, $119 and $179 (Section 718.116). The Foundation’s own FY2027 form charges the seller $250 for processing and $100 more for completion within three business days, plus $500 if the seller does not return the Foundation ID cards.

Selling a Cap Ferrat home? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at Cap Ferrat? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Cap Ferrat’s Layered Fees: Condominium, Crown Colony, Foundation, Services Division and Resale Capital

Owning at Cap Ferrat means five layers of cost: the condominium assessment, Crown Colony Village Association’s master assessment, the Pelican Bay Foundation’s $3,435 carried in the association’s budget, the county Services Division’s $1,250.00 for FY2027, and a one-time $15,000 resale capital assessment that the buyer pays at closing. Club Pelican Bay golf is separate and optional.

Layer One: The Association

The condominium assessment pays for the structure, exterior, shared systems, insurance and reserves, and it is not published. Everything about it, from the budget to the reserve balance, is in the resale package and the estoppel, and both are documents you can ask for before you decide.

Layer Two: Crown Colony Village Association

The 2002 declaration says the master association’s assessments were not part of the developer’s guarantee, which tells a buyer that a separate master assessment exists. Its amount is not published on any public page we found. Ask the association for the current figure and for the master association’s budget, because the master association maintains the Crown Colony common areas around the towers.

Layer Three: The Foundation

The Foundation assessment is mandatory for every residence. It funds the beaches, tram, racquets, fitness, grounds and community services, and its FY2027 budget package is public. For a condominium the Foundation bills the association, which carries the cost in its budget; the arithmetic is $3,435 times 111 residences, which is $381,285 a year, and that is a calculation and not a figure we have seen in the association’s budget. The 4.2% rise from FY2026 to FY2027 follows a 23.2% rise the year before.

Layer Four: The Services Division

Collier County’s Pelican Bay Services Division page lists the FY2027 assessment at $1,250.00, made up of $789.07 for operations and maintenance and $460.93 for capital and projects, and the county’s page shows no further breakdown. The county’s page does not say how the amount is applied to a condominium parcel, so confirm it on the tax bill or with the county before you treat it as a per-residence number.

Layer Five: The $15,000 Resale Capital Assessment

For deeds recorded on or after October 1, 2026, the Foundation’s resale capital fee is $15,000, up from $10,000, and the buyer pays it at closing by a separate check, with the deed and settlement statement sent to the Foundation. The Foundation’s realtor page says it rises automatically by 3.5% each year beginning October 1, 2027, which would make it $15,525 then. The Foundation publishes a Resale Capital Assessment Exemption form under Section 7.04(d)2 of its bylaws, for a current Pelican Bay owner and resident buying another Pelican Bay property, once per member per lifetime, applied for at least seven days before closing and carrying a $1,000 processing fee. The Foundation’s notice also says its bylaws exempt certain transfers by gift, inheritance or into trust, and that the deciding date is the date the deed is recorded in Collier County’s Official Records, not the contract or closing date. Read the form and the notice for the full conditions.

Layer Six: Club Pelican Bay, If You Want It

Club Pelican Bay’s golf membership is not required to own at Cap Ferrat. It is a separate decision with a separate price, and a buyer for whom golf is the point should get the club’s schedule at the same time as the association’s documents.

What the Layers Cost at the 12-Month Median

At the 12-month median of $2,487,500 (n 4, a small sample), the $15,000 resale capital assessment is 0.60% of the price ($15,000 divided by $2,487,500). At the 60-month median of $3,695,000 (n 22) it is 0.41%. The Foundation’s $3,435 and the county’s $1,250.00 together are $4,685, but because the Foundation’s amount is carried inside the condominium assessment, do not add the $4,685 to the association’s number as if it were a separate bill.

The Ian Assessment of 2023

The Foundation’s August 2023 Hurricane Ian assessment of $2,195 per residence shows how the Foundation has handled storm costs in the past: one special assessment, collected once, based on its own estimate of about $16,400,000 in damage to its facilities. It is a Foundation figure, not a Cap Ferrat building figure, and it is an example of the kind of special assessment the bylaws allow.

Selling a Cap Ferrat home? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at Cap Ferrat? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

The Cap Ferrat Declaration, Bylaws and Rules, Section by Section

Cap Ferrat’s recorded Declaration of Condominium, with its bylaws and four recorded amendments, sets who owns, maintains, insures and votes on what in the building: owners maintain interiors, the association maintains the exterior and structure, shares scale with square footage, and changes to the exterior need a supermajority. This section walks through the sections a buyer or seller should know.

How the Governing Documents Stack

Florida’s condominium statutes sit on top, the recorded declaration comes next, and the articles, bylaws and the Board’s rules sit below it. Two other layers also bind a Cap Ferrat owner: the Crown Colony Village Association’s 1991 declaration for Parcel T and the Pelican Bay Foundation’s Second Amended and Restated Declaration. The declaration controls over the bylaws, and the Board cannot make a rule that contradicts it.

What You Own and What You Share: Sections 3.1 to 3.6

Section 3.1 submits 111 residential units in one high-rise to condominium ownership. Section 3.4(D) grants a pedestrian easement of about four feet for access to the Foundation’s boardwalk. Section 3.6 defines the limited common elements: covered garage parking, storage areas, the 21 cabanas, balconies and terraces, and private gardens for three garden residences, which the association maintains at those owners’ cost. The declaration treats parking, storage and cabana rights as transferable by a written instrument given to the association. (recorded declaration)

Who Maintains What: Sections 5.2 and 5.3

Under Section 5.2 the association maintains the building’s exterior and structure and the shared systems. Under Section 5.3 an owner maintains the interior, including the air conditioning and appliances. That split is why the association’s recorded work on roofs, concrete, the pool deck and balcony waterproofing appears in the permits section, while an owner’s air conditioner is the owner’s expense.

Water Leak Detection and Air Conditioner Drain Rules

The 2009 amendment, recorded May 15, 2009 at Official Records Book 4452, Page 3683, adds water leak detection and alarm monitoring requirements as a new Section 5.2(E), requires a drain pan and float switch on air conditioners, and requires semiannual air conditioner service. These are insurance-driven rules aimed at the leaks that cause most condominium water damage. A buyer should ask the association how it enforces them and whether the seller’s unit complies.

Exterior Changes and the Vote: Sections 5.4(A) and 5.4(D)

Section 5.4(A) governs material alterations of the common elements. As originally recorded it required 80% of the voting interests. An amendment recorded October 10, 2007 at Official Records Book 4291, Page 932, which the owners adopted in 2006, changed the vote to two-thirds of the voting interests present and voting, with a majority of all voting interests in favor. Section 5.4(D) says a change to the exterior color needs the developer’s consent or 90% of the voting interests. Section 5.4(E) calls for a brass dedication plaque. We read the 2007 amendment as relaxing the 80% rule, but a buyer planning an exterior change should have the association’s attorney confirm which version governs.

Hurricane Shutters: Section 6.1(D) and Bylaws 2.15

Section 6.1(D) and Bylaws 2.15 make hurricane shutters a common expense, with a pro-rata credit to owners who have already installed shutters or laminated glass. For a buyer, that is a question to ask about any residence: what protection does it have today, and does the credit apply.

Insurance, Damage and Rebuilding: Article VIII

Article VIII requires the association to carry casualty insurance and liability insurance of at least $1,000,000. Section 8.9 allows the association to require owners to carry flood insurance. A 2004 amendment recorded October 12, 2007 at Official Records Book 4291, Page 4085 changed Section 8.1, and the 2009 amendment added a Section 8.3A that caps the association’s flood coverage at the limits available under the National Flood Insurance Program. That cap means the association’s flood policy may not cover the full replacement of the building, which is why the flood section below tells buyers to ask for the master policy’s declarations page.

Use Restrictions: Section 11.1

Section 11.1 limits use to residential purposes and bars grilling on balconies, porches and terraces. Because the balconies and terraces are limited common elements, the ban reaches every owner’s outdoor space.

Fines and Enforcement: Bylaws 7.3 and Article XIII

Bylaws Section 7.3 allows the Board to fine up to $100 for each violation and $1,000 in the aggregate, after notice and a hearing. The bylaws’ Article XIII requires mandatory nonbinding arbitration of certain disputes before suit, and Florida’s Section 718.1255 on dispute resolution also applies; the sources below link the statute.

Amendments and Termination: Section 15.1 and Article XIII

Under Section 15.1, an amendment needs four-fifths of the voting interests. Article XIII, Section 13.1, covers termination: all owners and lienholders may end the condominium by a recorded instrument, and “major damage” as the declaration defines it can also end it. After a termination the owners hold the property in common in fractions based on each unit’s gross assessed value on the county roll, which differs from the square-footage shares used for expenses. If owners of at least 75% of the common elements elect to terminate, they have a 60-day option to buy the units of owners who wish to sell, at a fair market value set by three appraisers. The declaration also defers to Section 718.117, which the Legislature has amended, so a buyer should read the statute as it reads in 2026. Termination is not on the horizon at a 2002 building, but the document has a procedure.

Timeshares and Guest Suites: Sections 17.3 and 17.5

Section 17.3 bars timeshares. Section 17.5 provides two guest suites and a manager’s apartment as part of the common elements.

What the Recorded Documents Leave Out

The recorded declaration does not contain the Board’s Rules and Regulations, which the original prospectus attached, the current budget, the reserve study, the milestone report, the master insurance policy or the Board’s minutes. Pet rules, for example, are not in the declaration, so we say what we can and name the documents to request in the pet section. A recorded declaration is the constitution of the building. The rules are where daily life is decided, and they are in the resale package.

Selling a Cap Ferrat home? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at Cap Ferrat? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

How Does a Cap Ferrat Sale Close? Board Approval, Estoppels and the Foundation

A Cap Ferrat sale needs the association Board’s approval under Article XII, which gives the Board 30 days and treats a sale as approved if the Board does not act, plus a Foundation estoppel, the Foundation’s $15,000 resale capital assessment from the buyer, the statutory condominium document package and the buyer’s seven-day cancellation window.

Step One: Board Approval Under Article XII

Under Section 12.2(A), the owner gives the Board written notice of the intended sale with the purchaser’s name and address, and the Board may request more information within five days. The association may charge a processing fee up to the legal maximum. Under Section 12.2(B), the Board approves or disapproves within 30 days by a certificate in recordable form, and if it fails to issue the certificate in that period the sale is automatically deemed approved. Give the association the signed contract as early as the contract allows, because the 30 days is the longest fixed clock the declaration sets.

If the Board Disapproves

Under Section 12.2(C), a disapproval obliges the Board to designate a purchaser, which may be the association or one or more owners, who makes a binding offer on the same terms. If the Board does not designate one in the 30-day period, the Board is deemed to consent. The seller is then free to close with the original buyer within 90 days after the notice was given. That is a rarely used mechanism, but a seller and buyer should know it exists, because it changes who ends up owning the residence.

Gifts and Inheritance

For a transfer by gift, devise or inheritance outside the spouse, child and parent exceptions, the new owner gives notice within 90 days (Section 12.2(H)), the association approves or disapproves within 30 days, and a disapproval triggers a cash purchase at fair market value set by appraisers, one chosen by each side and a third MAI appraiser they select. For a seller planning an estate transfer, that is a different process from a sale and should be started with the association.

Unapproved Transfers and Association Purchases

Section 12.2(K) provides that a sale, mortgage, lease or other transfer not authorized under the article is void unless the association later approves it. Section 12.2(L) provides that the association may not purchase a residence without the prior written approval of 75% of the voting interests. Transfers to a first mortgagee and the developer’s own sales are carved out of the process.

Step Two: The Condominium Resale Package and the Seven-Day Window

Section 718.503 requires a condominium seller to give the buyer the declaration, articles, bylaws and rules, the budget and financial statement, the governance form and, under current law, the milestone inspection summary where one applies and the structural integrity reserve study or a statement that none is complete. The buyer has seven days, excluding weekends and holidays, after receiving the package to cancel. Assembling it early starts that clock early.

Step Three: Two Estoppels

The association issues an assessment certificate within 15 days under Section 6.3 of the declaration, and Florida law sets the estoppel timelines and caps in Section 718.116. The Foundation issues its own estoppel at $250, plus $100 for completion within three business days, charged to the seller. The Foundation’s form also states that it does not require approval of a transfer, and that approval may be required by the condominium association, which at Cap Ferrat it is.

Step Four: Foundation Membership and the $15,000

Membership in the Foundation passes with the deed. The buyer pays the $15,000 resale capital assessment by a separate check at closing, and the Foundation requires a copy of the deed and settlement statement. The seller pays $500 if the Foundation ID cards are not returned. A buyer who is a current Pelican Bay owner and resident may qualify for the exemption described in the fees section.

Who Pays What at Closing in Collier County

In Collier County the buyer customarily pays for the owner’s title insurance policy, though the contract controls, and the seller pays Florida’s documentary stamp tax on the deed at $0.70 per $100 of consideration (Section 201.02). On a $3,695,000 sale, the 60-month median, that is $25,865, and on a $2,487,500 sale, the 12-month median, it is $17,412.50. The Foundation’s $15,000 is the buyer’s, and its $250 estoppel and the $500 card fee, if it applies, are the seller’s.

A Realistic Timeline

Selling a Cap Ferrat home? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at Cap Ferrat? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Is Cap Ferrat a 55+ Community?

Cap Ferrat is not a 55+ community on the public record: the recorded declaration contains no minimum-age or 55+ clause, and the association’s recorded documents do not claim the federal exemption that age-restricted housing needs. Fifty-five-plus is a legal status, not a description, and nothing recorded gives Cap Ferrat that status.

What the Recorded Documents Say

We read the 2002 declaration and each recorded amendment. None of them sets a minimum age for owners or occupants. Section 11.1 limits use to residential purposes. Article XII, the approval article, describes its purpose as maintaining a community of congenial residents who are financially responsible, which is a reason the Board reviews a purchaser, not an age rule.

What 55+ Means as a Legal Matter

Age-restricted housing is a status that a community creates by recorded documents and maintains through published policies and verification, and that Florida and federal fair housing law then recognize. A condominium that has not done those things is not 55+, whatever its reputation. Cap Ferrat’s public record shows none of those steps.

Does Anything Else Limit Who Can Buy?

The limits on a sale are the Board’s approval right under Article XII and the Foundation’s membership and estoppel steps. Fair housing law applies to the Board’s approval decisions as it does to a seller’s decisions, and any buyer or seller with a question about how the process is applied should ask the association’s attorney.

Can You Rent Out a Cap Ferrat Condo?

Cap Ferrat allows leasing, with two layers of limits: the association’s declaration allows up to three leases a calendar year, each at least 30 days and each approved by the Board, while the Pelican Bay Foundation’s recorded 2019 amendment sets a two-lease annual ceiling and charges a $500 application fee for each lease. The stricter limit governs in practice.

What the Association’s Declaration Allows

Section 12.3 allows no more than three leases or sublets per calendar year, each for a minimum of 30 days. The association must approve every lease and lessee and may charge the maximum fee Florida law permits and require a security deposit. Use by a family member or guest without compensation is not a lease. Bylaws Section 7.4 bars the Board from adding stricter lease rules without amending the declaration.

What the Foundation’s Declaration Says

The Foundation’s amendment to its Section 3.26, recorded May 28, 2019 (Official Records Book 5634, Page 1101), defines leasing as any occupancy of a dwelling by someone other than the owner for value, expressly including arrangements made through platforms such as Airbnb and VRBO. It says no dwelling shall be leased more than two times per calendar year unless Neighborhood Covenants provide otherwise, and it bars timeshares and any advertising that suggests more than two leases a year.

How the Two Fit Together

Cap Ferrat’s declaration says three leases a year, and the Foundation’s says two unless the neighborhood’s covenants provide otherwise. Whether Cap Ferrat’s three-lease allowance counts as an “otherwise provided” neighborhood covenant is a legal question for the association’s attorney. Our reading is that an owner has to satisfy both, so the practical ceiling is the lower number, two, until the association confirms otherwise in writing. The documents control, and any buyer who is paying for a Cap Ferrat residence with rental income in the model should get that written answer first.

Short-Term and Vacation Rentals

With a 30-day minimum in the declaration and the Foundation’s express inclusion of Airbnb and VRBO arrangements in its leasing definition, a Cap Ferrat residence cannot be used for stays shorter than 30 days, and two leases a year is the Foundation’s limit. A buyer who needs weekly rentals cannot use Cap Ferrat for them.

The Foundation’s Lease Application

The Foundation asks for the lease application at least 30 days before the lease period, with a $500 non-refundable processing fee and the association’s approval-of-tenants form. A rental is allowed a maximum of two cards. Membership privileges transfer from the owner to the renter for the lease term, and the owner’s cards are deactivated on the lease start date.

What Rentals Mean for Buyers

The practical result is that Cap Ferrat is an owner-occupied and seasonal-use building, not a rental building. A buyer who wants to rent should treat two leases a year as the ceiling, budget a $500 Foundation fee and the association’s fee and deposit for each, and give 30 days’ notice. The exclusive bridge is for members, tenants, guests, invitees and licensees, so a tenant has the use of it during the lease term under the agreement.

Pet Rules at Cap Ferrat

Cap Ferrat’s recorded declaration and bylaws contain no pet clause that we found, so any building pet rules sit in the Rules and Regulations, which are read in the disclosure package and are not public. The Foundation’s published rules allow leashed pets on the berm and permitted common areas, not beaches, trams, boardwalks or dining areas.

What the Recorded Documents Say About Pets

We found no pet provision, no breed, size or number limit and no pet approval process in the recorded declaration or its amendments. That does not mean there are no rules. It means the rules, if any, are in the Rules and Regulations the Board has adopted, and a buyer with a pet should ask for them in writing before making an offer.

What the Foundation Allows

The Foundation’s rules for pets, last amended September 20, 2019, require current vaccinations and a pet kept under the owner’s control at all times and never left alone. Pets must be leashed, harnessed, caged or tethered on Foundation property, leashes may not exceed six feet, and retractable leashes are not permitted on the berm. Pets may walk on the berm and in permitted common areas, as long as trams and others can pass safely.

Where Pets Are Not Allowed

Under the Foundation’s rules, pets are not allowed in any dining or bar area or any area where food is served, in Community Center meeting and activity rooms, in the fitness center or wellness studio, on any Foundation or Collier County beach, or on trams or boardwalks. That closes the tram and boardwalk to pets, while the berm stays open under the leash rules. For Cap Ferrat, the Foundation’s boardwalk rule is the one to read before you plan a daily walk to the beach.

Service and Emotional Support Animals

The Foundation treats certified service animals and emotional support animals under the same rules as pets unless approved for a reasonable accommodation through its application process, which can give expanded access to certain common areas. Federal fair housing law separately governs assistance animals, and HUD publishes the guidance. An owner who needs an accommodation should request it in writing from both the association and the Foundation.

Milestone Inspections, Structural Reserve Studies and Florida Condo Law at Cap Ferrat

Collier County’s milestone map lists Cap Ferrat with a next milestone inspection year of 2027 and a status of Not Due, which fits a 2002 building inside the county’s three-mile saltwater boundary, where Section 553.899 counts 25 years. Florida also requires a structural integrity reserve study. Both reports are association records, explained here.

What Florida Requires: Milestone Inspections

Section 553.899 of the Florida Statutes, as it reads in 2026, requires a milestone inspection, by a licensed architect or engineer, of condominium buildings three stories or more in height. The first is due by December 31 of the year the building reaches 30 years from its certificate of occupancy, or 25 years where the building is close enough to the coast for the local government’s saltwater rule to apply, and every 10 years after. A building that needs repairs after a first-phase visual inspection moves to a second phase of testing. The statute also sets how the findings are reported to the county and shared with owners.

What Collier County’s Map Shows for Cap Ferrat

Collier County’s milestone map, queried October 7, 2026, lists the building at 6597 Nicholas Boulevard under the name Cap Ferrat Condo, with a next milestone inspection year of 2027, an application status of Not Due, and the county’s file marked open for uploads. Our check of the county’s three-mile saltwater boundary layer returned the building’s location inside the boundary, which is consistent with the 25-year count: a building completed in 2002 reaches 25 years in 2027. The map is a schedule, not a finding. It does not report what any inspection found, what repairs followed or whether a second phase was required, and we have not seen the building’s report.

Why 2027 Matters to a Buyer and to a Seller

A 2027 inspection date falls within the first year or two of nearly any purchase made today. A buyer should ask where the association stands now: whether an engineer has been engaged, whether the first-phase inspection has begun, and whether the association has set aside funds for what it may find. A seller who has those answers in hand before listing removes the largest open question a buyer will raise. The association’s recorded 2026 notices for roof, concrete restoration and expansion-joint work, listed in the permits section, are the kind of work an inspection can lead to, but a notice does not say why work was ordered, and we do not claim a connection.

Structural Integrity Reserve Studies

Section 718.112(2)(g) requires the association of a condominium building three stories or more in height to complete a structural integrity reserve study, a professional study of the building’s major structural and safety components, such as the roof, structure, fireproofing, plumbing, electrical systems, waterproofing and windows, and to fund the reserves it identifies. Florida’s 2025 condominium law, House Bill 913, adjusted deadlines and reserve rules, and its summary is linked in the sources. A condominium seller must give the buyer either the most recent study or a statement that none has been completed (Section 718.503).

What Neither Document Tells You Publicly

The milestone inspection report and the reserve study are official records of the association, and Section 718.111(12) gives members the right to inspect and copy them. We do not describe what Cap Ferrat’s reports say, because they are not published on any public page we found, and we would rather send you to the document than characterize it. What the public record does show is the work the association has recorded, which is in the permits section below.

Requests to Make Before You Buy

Ask the association in writing for eight things: the most recent milestone inspection report or summary, or the status of the 2027 inspection; the structural integrity reserve study or the statement that none is complete; the current budget and the most recent year-end financial statement; the reserve balances; the minutes of the last twelve months of Board meetings; the current estoppel certificate; the master insurance declarations page; and the bridge’s inspection and maintenance records. Section 718.503 requires several of these in the resale package, and Section 718.111(12) covers the rest. If the answer to any of them is “not yet,” that is itself information for your price.

How Cap Ferrat’s Date Differs From St. Raphael’s

On the same county map, St. Raphael, the Pelican Bay tower buyers most often compare with Cap Ferrat, shows a status of Milestone Completed and a next inspection year of 2034, while Cap Ferrat shows Not Due and 2027. The two are different schedules for different buildings, a 2000 building and a 2002 building, and a buyer comparing the two should ask each association where its inspection stands. We compare the two in Cap Ferrat vs St. Raphael.

What This Means for Price and Financing

Lenders, insurers and appraisers increasingly ask for the milestone and reserve-study documents on a condominium purchase. A seller who has them in hand before listing shortens that part of the process, and a buyer who cannot get them should treat the gap as a risk to price or to financing. We build the file before the first showing.

Selling a Cap Ferrat home? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at Cap Ferrat? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Hurricanes, Flood Zone and Insurance at Cap Ferrat

Cap Ferrat sits in FEMA’s AE flood zone at a base flood elevation of 10 to 11 feet on the map effective February 8, 2024, not on the Gulf; the nearest coastal VE zone is about 0.4 mile away. The association insures the building within its documents’ limits, and owners insure interiors.

The Flood Zone: AE, With a Base Flood Elevation of 10 to 11 Feet

We queried FEMA’s National Flood Hazard Layer on October 7, 2026 at six points on and around the Cap Ferrat property. All six returned Zone AE, a coastal floodplain, three with a base flood elevation of 10 feet and three with 11 feet (NAVD88), on Collier County’s countywide map effective February 8, 2024. The points fall on two map panels, and the base flood elevation changes across the site. The nearest VE zone, the mapped area of coastal wave action, is about 0.4 mile from the building’s address. That is why we do not call Cap Ferrat Gulf-front, and why a lender will ask for the elevation certificate for a specific residence and not for the building.

The Preliminary FEMA Flood Map: What Is Proposed and When

Collier County released FEMA’s preliminary Flood Insurance Rate Map on March 20, 2025, and the county’s news release of August 19, 2026 announced a 90-day appeal and comment period beginning that day. The county’s stated target for the new map to become effective is summer 2027, subject to change. The preliminary map is not in force, and we do not claim that it changes the zone for Cap Ferrat. A buyer who wants to know whether the preliminary map differs for a specific residence can look it up in FEMA’s Map Service Center, and should ask the lender and insurer how they treat a purchase that straddles the effective date.

Evacuation Zone and Storm Surge

Florida’s Know Your Zone tool gives the evacuation zone for a specific address, and the National Hurricane Center publishes storm surge hazard maps. Check the building’s address in both before you rely on a general statement about Pelican Bay.

What the Association Insures, and What You Insure

Article VIII makes casualty insurance and liability insurance of at least $1,000,000 a common expense, and the 2009 amendment’s Section 8.3A caps the association’s flood coverage at the limits available under the National Flood Insurance Program. The master policies exclude the interior of a residence, so an owner buys a condominium unit-owner policy for the interior and personal property. Because the master policy is a document the association holds, ask for the declarations page, the deductibles, in particular the windstorm deductible, and the flood coverage limits.

The Flood Policy Requirement

Section 8.9 allows the association to require owners to carry a flood policy. A buyer should ask whether the Board has exercised that right, and a seller should know the answer before the buyer asks. FEMA’s condominium coverage fact sheet explains what a master flood policy does and does not cover.

Florida’s Flood Disclosure

Section 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the time the sales contract is executed, covering the seller’s knowledge of past flooding and flood insurance claims. A Cap Ferrat seller should prepare the answer early, and a buyer should ask for any elevation certificate the association holds.

County Flood Rules and the Community Rating System

Unincorporated Collier County, which includes Pelican Bay, participates in FEMA’s Community Rating System at Class 5, which earns a 25% discount on eligible flood insurance premiums. For an AE-zone property, the county applies the 50 percent rule, under which improvements or repairs equal to half of a structure’s market value require the whole building to meet current flood-elevation standards, and new air conditioners and generators must sit at the base flood elevation plus one foot.

Wind Mitigation and Insurance Credits

The Florida Office of Insurance Regulation explains the wind mitigation inspection that documents a residence’s openings, roof and shutters for insurance credits. Impact-rated openings can matter at the residence level, and the building’s shutter provisions in the declaration interact with those credits, so ask the association what protection it covers. Ask any seller for the current wind mitigation report.

Selling a Cap Ferrat home? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at Cap Ferrat? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Which Schools Serve Cap Ferrat at Pelican Bay?

Cap Ferrat is zoned to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High under Collier County Public Schools’ attendance zones, and all three schools earned an A in each of the five graded years from 2021 to 2025, according to the district’s 2024-25 accountability brief. Confirm the exact address in the district’s zone tool.

The Three Zoned Schools

We tested six points on and around the Cap Ferrat property against the attendance-zone polygons in the district’s zone tool, and all six fell inside the Sea Gate Elementary, Pine Ridge Middle School and Barron Collier High School zones. The district notes that its zone maps provide general information and that placement is not guaranteed, so confirm Cap Ferrat’s address in the tool and with the district’s student assignment office before you rely on it.

Distance From Cap Ferrat

By free-flow routing measured October 7, 2026, Sea Gate Elementary is 5 minutes and 1.7 miles away, Pine Ridge Middle is 9 minutes and 3.1 miles away, and Barron Collier High is 11 minutes and 4.4 miles away. District transportation applies to students who live more than two miles from school, and these distances suggest it may apply at the middle and high school levels, though the district’s own measurement decides eligibility.

School Grades

The Collier County Public Schools 2024-25 accountability brief shows Sea Gate Elementary, Pine Ridge Middle and Barron Collier High each graded A in all five years, 2021 through 2025, and rates the district A, the only Southwest Florida district with that grade.

Zone Changes and Choice

The district reviews zones annually, grandfathers rising eleventh and twelfth graders if a boundary moves, and accepts out-of-zone requests subject to capacity under its Board policies. The only boundary change under way for 2026-27 is in eastern Collier and does not touch Pelican Bay.

County Permits and Recorded Work at Cap Ferrat

Cap Ferrat’s recorded work, seen in notices of commencement filed with the Collier County Clerk, runs from a 2003 air-conditioning relocation to 2026 notices for a roof replacement, electrical disconnects and concrete restoration, with pool, pool-deck, balcony, garage electrical and lobby air-conditioning projects between them.

What a Notice of Commencement Is

A notice of commencement is a recorded statement that construction is about to start on a property under Chapter 713. It names the work, the owner and the contractor and is recorded in the Official Records. It proves that work was planned, not that it was permitted, finished or inspected, and it does not state cost.

Notices Recorded Against the Building

We also saw one construction lien recorded in January 2025 by an elevator contractor, which the contractor released in the same month, and we do not state its amount or the dispute behind it.

What the Pattern Suggests, and What It Does Not

The recorded work covers mechanical systems, the pool and pool deck, waterproofing, electrical capacity, railings, the roof and concrete. It does not tell a buyer the current condition of any system, the dates of the next replacements or how any of it was paid for. The reserve study and the association’s budget answer those questions. A notice is also not a substitute for the permit record, which the county’s building department keeps. The three newest notices, in July and August 2026, cover the roof, the rooftop equipment and concrete restoration, which makes the 2027 milestone inspection an easy question to ask.

The Recorded Amendments Are Part of the Record

The recorded amendments of 2007 and 2009 record changes in the rules rather than work. The 2007 amendments changed the vote for material alterations and an insurance section, and the 2009 amendment added the water leak detection requirement, the air conditioner drain pan rule and the flood coverage cap. We list them with the documents in the sources.

What Is Being Built Near Cap Ferrat?

Near Cap Ferrat, the visible changes are Waterside Shops’ redevelopment, the Epique tower under construction in Pelican Bay, a disputed waterpark proposal at Naples Grande, and the Pelican Bay Community Park’s new racquets center. Pelican Bay’s county-approved cap of 7,800 units leaves about 1,177 units unbuilt, against 6,623 built on the county’s June 2026 list.

Waterside Shops

Waterside Shops, 1.6 miles from Cap Ferrat by road, publishes a redevelopment page for the center. A buyer who values the center should check that page for current phasing, because redevelopment can affect traffic and noise.

Epique, Under Construction

Epique Pelican Bay’s own site describes a 19-story Gulf-front tower of estates, penthouses and Jardin residences with an anticipated completion of the first quarter of 2028. It is a separate building and a separate association, not part of Cap Ferrat, and it adds a new luxury competitor to the Pelican Bay high-rise market.

The Naples Grande Waterpark Dispute

Collier County’s Zoning Division issued an official interpretation in March 2026 that a proposed waterpark at the Naples Grande Resort could proceed without a PUD amendment. The Pelican Bay Foundation filed an administrative appeal on April 17, 2026, as did the Bay Villas Association, according to the Gulf Shore Association of Condominiums. The outcome was not decided when we pulled the record.

The Community Park Racquets Center

Collier County and the Pelican Bay Foundation opened 20 pickleball courts and refurbished tennis courts at the Pelican Bay Community Park after nearly a decade of planning, according to Gulf Shore Business, and the Foundation’s racquets page lists three tennis and ten pickleball courts designated for its members and their guests.

How Much Room Is Left to Build

Collier County’s June 11, 2026 PUD list shows 6,623 residential units built in Pelican Bay against a cap of 7,800. That leaves 1,177 units of entitlement, though we do not know how much of that is developable, and Cap Ferrat’s own building is complete at 111 residences.

Daily Logistics at Cap Ferrat

From Cap Ferrat, Waterside Shops, Artis-Naples and Sea Gate Elementary are each about five minutes by car, Mercato 7, Vanderbilt Beach 7, NCH North Hospital 11, Naples Airport 17, Fifth Avenue South 16 and Southwest Florida International Airport 44, by free-flow routing measured October 7, 2026 from 6597 Nicholas Boulevard.

Drive Times From Cap Ferrat

These are free-flow routing figures, without traffic, from the Cap Ferrat property to each destination. Season-time traffic on Pelican Bay Boulevard, Vanderbilt Beach Road and US 41 lengthens all of them.

Healthcare

NCH North Hospital, about 11 minutes away, lists a 24-hour emergency department with obstetric and pediatric emergency departments, ambulatory surgery and cardiac rehabilitation on its NCH location page. NCH Baker Hospital downtown is about 14 minutes away.

Groceries and Shopping

Waterside Shops and Mercato are 5 and 7 minutes by car, and everyday shopping along US 41 is a short drive. The Foundation’s beach restaurants are inside Pelican Bay.

Arts and Culture

Artis-Naples, the performing arts and museum campus, is 1.4 miles away. Fifth Avenue South, Naples’ downtown dining street, is 16 minutes by car.

Airports

Naples Airport, the city’s general-aviation airport, is 17 minutes away; Southwest Florida International Airport is 44 minutes away, which is a flight-day planning number, not a morning-commute one.

Beach Access

The Vanderbilt Beach public access area is 7 minutes by car; the Foundation’s private beaches are reached by boardwalk, tram or car. A Cap Ferrat owner has both, and the exclusive bridge begins the private route.

Selling a Cap Ferrat home? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at Cap Ferrat? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

How Does Cap Ferrat Compare to St. Raphael, Montenero and Pelican Bay’s Other Towers?

Cap Ferrat is the newest of the eight Pelican Bay towers we benchmarked, completed in 2002 with 111 residences, and its four closings in the last 12 months (a small sample) rank it near the bottom for turnover but third of eight for median price at $2,487,500, behind Montenero at $3,000,000 and Marbella at $2,800,000.

Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)

The table compares eight Pelican Bay towers on the same terms: units, product, year built, and the last 12 months of Southwest Florida MLS closings and median sold price, taken from the building-by-building roster we built for this series. Medians of fewer than ten sales are small samples and are marked.

The Benchmark Table

Reading the Table: Size and Liquidity

Turnover over the last 12 months, as a share of units, was 3.6% at Cap Ferrat (4 of 111), 6.2% at St. Raphael, 9.6% at Marbella, 6.8% at Montenero, 8.6% at Claridge, 6.2% at St. Kitts, 4.1% at St. Marissa and 4.7% at St. Laurent. St. Raphael and Marbella are the only two of the eight with ten or more closings, which is why theirs are the only stable 12-month medians in the table. Cap Ferrat has the lowest turnover of the eight, which is a feature for an owner who plans to stay and a constraint for a buyer who wants choice.

Reading the Table: Where the Price Sits

By 12-month median, Cap Ferrat is third of eight, behind Montenero at $3,000,000 and Marbella at $2,800,000 and ahead of St. Raphael, Claridge, St. Laurent, St. Kitts and St. Marissa. The four buildings at the top, Montenero, Marbella, Cap Ferrat and St. Raphael, were all completed between 1999 and 2002. The two Crown Colony neighbors, St. Kitts and St. Marissa, were completed in 1992 and recorded medians of $1,092,000 and $962,500 on six and four sales. Those are small samples, but the gap to Cap Ferrat’s $2,487,500 is wide.

Age, Product and Milestone Timing

Years built run from 1992 at St. Kitts and St. Marissa to 2002 at Cap Ferrat. Marbella is a different product: a full-service condominium with its own assisted-living residence, so its buyer pool and carrying costs do not map onto Cap Ferrat’s. On the county’s milestone map, Cap Ferrat’s next inspection year is 2027, while St. Raphael’s is 2034, a gap we discuss in the milestone section.

Where to Look Next

If you are weighing towers, read our guides to Marbella, Montenero, Cap Ferrat’s Crown Colony neighbors St. Kitts and St. Marissa, and the head-to-head comparison with St. Raphael below.

Selling a Cap Ferrat home? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at Cap Ferrat? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Cap Ferrat vs St. Raphael: Which Pelican Bay Condominium Fits You?

Cap Ferrat and St. Raphael are the two Pelican Bay towers buyers compare most, and the numbers split them: Cap Ferrat has 111 homes, 4 closings in 12 months and 9.0 months of supply, with expenses shared by square footage, while St. Raphael has 178 homes, 11 closings and 2.2 months of supply, with equal shares.

Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)

The Short Answer

Cap Ferrat is the newer, smaller and larger-residence building, with a higher price per square foot over five years, a proportional expense share and an exclusive bridge; St. Raphael is the more liquid, more varied and more affordable of the two. Neither is better in the abstract. The choice turns on residence size, how much trading activity you want around you and how you want expenses divided.

The Decision Table

Both columns use the same Southwest Florida MLS pull dated October 7, 2026, the same county 2026 roll and each building’s recorded declaration. Medians of fewer than ten sales are small samples.

Where Cap Ferrat Is Stronger

Cap Ferrat is the newer building by two years, with fewer residences and larger ones: its closings in the file are all 2,225 to 3,650 square feet, and its 60-month median of $3,695,000 and $1,198 per square foot are both higher than St. Raphael’s. Its five-year sale-to-list median is 98.9% on 22 sales, against 95.0%, and its median time on market is 36 days against 46.5. Its expense shares scale with size, so the owner of a 2,225 square foot residence is not carrying a share sized for a 4,750 square foot one. And it holds the exclusive bridge. A buyer who wants a larger residence behind the Crown Colony gate, with the beach route recorded, fits Cap Ferrat.

Where St. Raphael Is Stronger

St. Raphael trades more: 41 closings in 60 months against 22, and 11 in 12 months against 4, so a buyer sees more choice and a seller sees a more established price record. Its entry point is lower, with 1,420 and 2,000 square foot residences that have closed from $1,450,000 up, and its milestone cycle shows as completed on the county map while Cap Ferrat’s is ahead of it. A buyer who wants a smaller residence in a tower, a particular floor or a wider range of sizes has more to choose from at St. Raphael.

What the Supply Gap Means

Cap Ferrat’s 9.0 months of supply and St. Raphael’s 2.2 describe two different markets right now. A buyer at St. Raphael faces fewer homes on the market per closing; a buyer at Cap Ferrat has three listings against four closings in 12 months, a longer wait for a sale and more room to negotiate. The 12-month figures are small at Cap Ferrat, so treat the contrast as directional.

How Expenses Are Shared

The deepest structural difference is how each building divides its common expenses. At St. Raphael every residence pays an equal 1/178 share, so a small residence carries about 3.3 times the fee per square foot of the largest. At Cap Ferrat the declaration bases each residence’s share on its square footage, so every plan pays the same amount per square foot, and the developer’s 2002 schedule ran from $5,383.79 for plan B to $8,831.84 for plan C. Neither approach is wrong, but they price differently: an equal-share building favors the large residence on carrying cost, and a proportional building is neutral across sizes.

Fees, Milestone Timing and Flood

Both buildings sit in Pelican Bay and carry the Foundation’s assessment, billed to the association, and the one-time resale capital assessment, but each association sets its own condominium fee. The county’s milestone map gives Cap Ferrat a 2027 next-due year and St. Raphael 2034, which means a Cap Ferrat buyer should ask where its inspection stands before closing. Both sit in FEMA’s AE zone, and flood zones should be checked address by address on FEMA’s map.

How to Choose

Choose Cap Ferrat if you want a larger residence in a smaller, newer building behind the Crown Colony gate, with proportional expense shares and the exclusive bridge. Choose St. Raphael if you want the widest choice of sizes, a lower entry price and one of the most active resale markets among Pelican Bay’s towers. If you are still undecided, we will walk you through both buildings’ recent sales side by side; call Marc at (239) 287-5873.

Selling a Cap Ferrat home? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at Cap Ferrat? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Honest Pros and Cons of Owning at Cap Ferrat

Cap Ferrat offers the newest tower among those we benchmarked, large residences with expense shares that scale with size, an exclusive bridge to the Foundation boardwalk and a recorded structure, with a 2027 milestone inspection ahead. Its trade-offs are a thin resale market, an AE flood zone, unpublished fees, a $15,000 buyer charge and Board approval for every sale.

Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)

Pros

• Newest of the towers we benchmarked. Completed in 2002, against 1999 to 2001 for the next newest and 1992 to 1997 for the others.
• Large residences. The five plans run 2,225 to 3,650 square feet in the sales, and the county roll shows residences up to 7,000.
• Proportional shares. Every plan pays the same amount per square foot of common expense, so a smaller residence does not subsidize a larger one.
• The exclusive bridge. The 2016 agreement gives the association exclusive use of a pedestrian bridge to the Foundation boardwalk.
• A documented structure. The 2002 declaration, its amendments and the state’s records are public, so the rules above can be checked.
• Recent capital work. The recorded notices show pool-deck and balcony waterproofing in 2020 and 2023 and a roof replacement in 2026.
• Foundation amenities. Beaches, tram, dining, racquets and fitness come with the $3,435 FY2027 assessment.

Cons

• A thin market. Four closings in 12 months and three listings today mean few comparables and a long wait for the right residence; 9.0 months of supply at the current pace.
• Flood zone. The building is in FEMA’s AE zone at a 10 to 11 foot base flood elevation, and flood coverage may be required by the Board.
• A milestone inspection ahead. The county’s next inspection year is 2027, and the report is the association’s to produce.
• Unpublished fees. The condominium assessment and the Crown Colony master assessment are not on any public page; they have to be requested.
• A heavy closing cost for the buyer. The Foundation’s $15,000 resale capital assessment is the buyer’s, paid at closing.
• Approval and rules. Every sale needs Board approval, and the Foundation caps leasing at two a year.
• A wide price range. Plan C alone has sold from $589 to $1,452 per square foot in 60 months, so a price must be built from the specific residence.
• Slower recent sales. All four of the last 12 months’ closings came in under final list price, and the median time on the market was 94 days.

Selling a Cap Ferrat home? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at Cap Ferrat? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Thinking of Selling Your Cap Ferrat Home? List With the #1 Team in Southwest Florida Since 2012

If you’re searching for a Cap Ferrat listing agent, or thinking, ‘I need someone to sell my Cap Ferrat home,’ you are selling into four sales in the last 12 months, three active listings and a buyer who reads the fee stack, the milestone file and the flood map first. McGreevy and Comisar sell Cap Ferrat on its recorded facts.

Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)

As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number. We bring that reach to a Cap Ferrat listing, along with the document file a Cap Ferrat buyer’s lender, insurer and attorney ask for in week one.

Honors and recognition:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.

What Cap Ferrat Homes Sold For

In the last 12 months Cap Ferrat has seen 4 resales in the Southwest Florida MLS (pulled October 7, 2026). Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings.

• Closings, last 12 months (MLS): 4 (small sample), median $2,487,500, from $2,150,000 to $4,150,000.
• Dollar volume, last 12 months: $11,275,000.
• Days on market, last 12 months: a median of 94 days (n 4). Sale-to-list: a median of 91.6% of final list price (n 4).
• Widened window, last 60 months: 22 closings, median $3,695,000, $78,522,500 in volume; median 36 days on market and a median of 98.9% of final list price (n 22).
• Today: three active listings at $4,450,000, $3,000,000 and $1,965,000.

Selling Into a Market of Four Sales a Year

With about four closings a year and three listings, a buyer compares your residence with one or two others and with the last few recorded sales of the same plan. Every one of the last four sales closed under its final list price, and two of the four took 151 and 190 days. We price a Cap Ferrat residence against the sales of its plan and floor, adjusted for condition, view and the Board’s rules, and we set the list price to attract the first showings, because a residence that sits for 150 days becomes the comparison for the next buyer.

Pricing by Plan and Floor

Plan sets the first number: over 60 months a 2,225 square foot plan B has sold at a median of $2,475,000, a 2,700 square foot plan D at $3,500,000, a 3,050 square foot plan E at $3,910,000, a 3,275 square foot plan A at $3,695,000 and a 3,650 square foot plan C at $4,325,000, each a small sample. Floor sets the second: the median is $2,850,000 on floors 3 through 6, $3,695,000 on floors 7 through 12 and $4,000,000 on floors 13 through 19. Penthouses and garden residences are priced separately.

The Documents a Cap Ferrat Buyer Will Ask For

• The statutory package: declaration, articles, bylaws and rules, the budget and year-end financial statement, the governance form, the milestone inspection summary where one applies, and the structural integrity reserve study or a statement that none is complete. The buyer’s seven-day cancellation window starts when they receive it.
• Two estoppel certificates: the association’s and the Foundation’s, the second at $250 to the seller.
• The Board’s approval: notice of the sale to the Board with the purchaser’s information, with 30 days for the Board to act.
• Leak detection and air conditioner rules: the approved water leak detection system, drain pans and float switches, and the service records the 2009 amendment requires.
• Assigned spaces: the filed assignments of parking, storage and cabana.
• Flood: the flood disclosure under Section 689.302 and any elevation certificate.
• The 2027 milestone inspection: where it stands, and any report in hand.

The $15,000, and the Buyer Who Is Already in Pelican Bay

The buyer pays the Foundation’s $15,000 resale capital assessment, so it is a negotiating fact, not a seller cost. A buyer who already owns and lives in Pelican Bay may qualify for the Foundation’s one-time exemption, which carries a $1,000 processing fee and must be applied for at least seven days before closing, so tell Pelican Bay buyers about it early. For the community-wide plan, see our Pelican Bay seller page.

What Slows a Cap Ferrat Sale

The data points to four causes: pricing off the building average rather than the plan and floor; an incomplete paperwork file, which delays the seven-day clock and the Board’s 30; a leasing history that buyers cannot confirm against the two-lease ceiling; and an asking price set by the 2023 peak rather than by the last 12 months.

What Is Your Cap Ferrat Home Worth? Get a Free Valuation in 60 Seconds.

Start with a free Pelican Bay home valuation or our general home valuation page. Each takes about a minute, and Jesse follows up with the Cap Ferrat sales that fit your residence: the same plan, the same floor band and the same condition, adjusted for the Foundation’s resale charge and the building’s rules. An automated estimate cannot tell one 3,650 square foot residence from another; recorded sales of that one plan span $2,150,000 to $5,300,000. We price to the difference.

Talk to Jesse Direct

(239) 898-6072, text or call. Confidential conversations welcome. Call Jesse direct at (239) 898-6072 before you list, and we will build the file first.

The Dedicated Cap Ferrat Seller Page

A dedicated seller page for this building, titled sell my home in Cap Ferrat at Pelican Bay, is planned, and until it is live the community-wide plan above covers the same steps.

Is now a good time to sell a Cap Ferrat condo?

For a residence priced to its plan and floor, it can be. Three active listings against four closings a year is 9.0 months of supply, a thin market in which the right buyer is rare; the case for acting before the 2027 milestone inspection is that a seller with the file in hand removes the buyer’s largest open question.

How do I price a 3,650 square foot Cap Ferrat residence?

Against the seven recorded sales of plan C, which closed from $2,150,000 to $5,300,000 at a median of $4,325,000, adjusted for floor, condition and view. Across all plans, the floor band moves the median by $1,150,000, from $2,850,000 on floors 3 to 6 to $4,000,000 on floors 13 to 19.

Do I need the association’s approval to sell?

Yes. Article XII of the declaration requires notice of the sale to the Board, which has 30 days to approve, and silence is approval. A transfer without approval is void unless later approved.

Who pays the $15,000 charge when a seller lists?

The buyer pays it at closing, by a separate check, under the Foundation’s rules, though the contract can allocate it differently. The seller pays the Foundation’s $250 estoppel and $500 if the ID cards are not returned.

What will a Cap Ferrat buyer ask about first?

The condominium fee, the milestone and reserve-study record, the flood zone and the layered costs. Have the statutory package, both estoppels and the Foundation’s FY2027 figures ready before the first showing.

Can a seller list with a tenant in the residence?

Yes, subject to the lease, which the association must approve and which cannot be shorter than 30 days. Tell the buyer’s agent the lease terms at the first showing, and confirm how many leases you have used this calendar year.

Your Local Real Estate Experts

Cap Ferrat owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. The two have sold Southwest Florida real estate for more than twenty years and read Cap Ferrat’s recorded declaration, the 2016 bridge agreement, the state’s files, the Clerk’s recorded work and every MLS closing of five years before writing this guide.

McGreevy and Comisar are the Domain Realty team behind this Cap Ferrat guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, the team launched in October 2008, and both work the North Naples market that Cap Ferrat sits in.

Between them that is more than twenty years of Southwest Florida transactions, and it is local in the literal sense: the team keeps offices from Naples to Fort Myers, and Jesse has lived in Estero since 2003. You can read the longer version of how the team was built on our about the McGreevy and Comisar team page.

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. On a Cap Ferrat page the credential that matters more is narrower than any award: we tracked every Cap Ferrat closing in the Southwest Florida MLS back to October 2021, 22 in all, and every qualified sale in the county’s file back to 2002, and in the last 12 months we tracked all 4 closings, checking the 2026 sales against the deeds the county recorded, before this guide was written.

What Our Clients Say

McGreevy and Comisar is a top-reviewed Cap Ferrat realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.

★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review

★★★★★ “Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process.” Lori Crosby, verified Google review

★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn’t have been happier! If we ever move again we’ll always call Jesse and Marc!” Katharine Shea, verified Google review

★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Sandra Decker, verified Google review

Contact McGreevy and Comisar

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and every Cap Ferrat inquiry goes to Jesse or Marc directly.

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Selling a Cap Ferrat home? Get a free Cap Ferrat home valuation, or call Jesse direct at (239) 898-6072.

Buying at Cap Ferrat? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Licensure, and the Office of Record

Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).

• Jesse McGreevy, Florida license SL3101296
• Marc Comisar, Florida license BK3060671
• Brokerage office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

License status for either name can be verified directly through the Florida Department of Business and Professional Regulation’s public licensee search, which is the authority of record for Florida real estate licensure.

Where Else to Find the Team

Video walkthroughs, market updates and community tours are published on the team’s own channel at McGreevy and Comisar on YouTube. The team also keeps a company page at McGreevy and Comisar on LinkedIn. If you are buying in Pelican Bay more broadly, read how we help buyers in Pelican Bay, and for the community itself see our guide to Pelican Bay.

Frequently Asked Questions: Cap Ferrat Buyer Edition

Cap Ferrat buyers most often ask about the 111-residence count, the 2002 build, the 60-month median of $3,695,000, the Foundation’s $15,000 resale capital assessment, the 2027 milestone date and the exclusive bridge. The answers below cite the recorded declaration, the state and county files and the Southwest Florida MLS, with each window and sample size named.

How many residences are in Cap Ferrat?

Cap Ferrat has 111 residences in one high-rise tower, which Section 3.1 of the recorded declaration submits to condominium ownership and the county’s 2026 roll confirms with 111 condominium parcels.

When was Cap Ferrat built?

Cap Ferrat was completed in 2002. The declaration was recorded on September 27, 2002, and the surveyor’s certificate of substantial completion was recorded on October 8, 2002.

What is the address of Cap Ferrat?

The building’s street address is 6597 Nicholas Boulevard, Naples, Florida 34108, in Crown Colony inside Pelican Bay. That is the building address only; individual residences are identified by floor and plan in the declaration.

How tall is the Cap Ferrat tower?

The recorded declaration describes 20 living levels: a lobby level, floors three and four, 15 typical floors and two penthouse levels. The surveyor’s certificate says “Floors 1 through 22,” the state’s elevator file lists 19 and 21 landings and some descriptions say 22 stories, so compare living levels when you compare buildings.

Is Cap Ferrat the same as Cape Ferret?

Yes, for this building. The Pelican Bay Foundation’s own text spells it “Cape Ferret,” and recorded notices carry other variants, but the condominium’s legal name is Cap Ferrat, a Condominium, operated by Cap Ferrat at Crown Colony Condominium Association, Inc. It is not the French Riviera peninsula or Cap Ferret in France.

Is Cap Ferrat on the Gulf?

No. FEMA’s flood map puts the building in the AE zone with a base flood elevation of 10 to 11 feet, and the nearest coastal VE zone is about 0.4 mile away. The Foundation’s beaches are reached by boardwalk, tram or car.

How do I get to the beach from Cap Ferrat?

Cap Ferrat’s association holds the exclusive use of a pedestrian bridge to the Pelican Bay Foundation’s boardwalk under a recorded 2016 agreement, and the Foundation’s trams run along the berm to the beaches. By road, the Vanderbilt Beach access area is 7 minutes away.

What is the 2016 bridge agreement?

It is a Maintenance and Exclusive Use Agreement recorded December 16, 2016 at Official Records Book 5344, Page 2931. It gives Cap Ferrat’s association exclusive use of the bridge for members, tenants, guests, invitees and licensees, for 25 years with automatic 10-year renewals, and makes the association responsible for maintenance at its own cost.

What does a Cap Ferrat condo cost?

Over the last 60 months (22 closings) the median Cap Ferrat sale was $3,695,000, with a range of $2,150,000 to $5,300,000. In the last 12 months (4 closings, a small sample) the median was $2,487,500. Price depends on plan, floor and condition.

What is the lowest price a Cap Ferrat home has sold for in five years?

$2,150,000, for a 3,650 square foot plan C that closed in February 2026, which is $589 per square foot and the lowest per-square-foot sale in the 22 closings. Among the 2,225 square foot plan B residences, the lowest was $2,195,000 in December 2021.

What is the highest price?

$5,300,000, for a 3,650 square foot plan C with four bedrooms plus a den that closed in April 2025, at $1,452 per square foot. The second highest was $5,050,000 in June 2023.

How large are the residences?

The five main plans in the MLS closings are 2,225, 2,700, 3,050, 3,275 and 3,650 square feet. The county roll shows heated areas from 2,225 to 7,000 square feet, with a median of 3,275, and the larger sizes are penthouses or combinations.

How many bedrooms do Cap Ferrat homes have?

The closings show three-bedroom layouts, some with a den, in plans A, B, D and E, and four-bedroom layouts, some with a den, in plan C. Across 22 closings, 15 were three-bedroom class and 7 were four-bedroom class.

What are the HOA fees at Cap Ferrat?

Cap Ferrat’s current condominium assessment is not published, so we do not state it. Ask for the budget, the year-end financial statement and the estoppel, which Section 718.503 and Section 718.111 entitle you to see.

Why does a bigger Cap Ferrat residence pay more?

Section 4.1 and Exhibit 1F of the declaration give each residence a share of the common elements based on its square footage, and common expenses follow those shares. The largest regular plan pays about 1.64 times the smallest, which is the ratio of 3,650 to 2,225 square feet.

What does the Foundation assessment pay for?

The Foundation’s $3,435 FY2027 assessment funds its beaches, tram, racquets, fitness, grounds and services, in three parts: $2,180 operations, $497 reserve and $758 bulk media. For a condominium the Foundation bills the association, which carries the cost in its budget.

What is the $15,000 charge at closing?

It is the Pelican Bay Foundation’s resale capital assessment, paid by the buyer by separate check for deeds recorded on or after October 1, 2026. The Foundation’s realtor page says it rises 3.5% a year from October 1, 2027, and a current Pelican Bay owner and resident may qualify for a once-per-lifetime exemption.

What is the Pelican Bay Services Division charge?

Collier County’s page lists the FY2027 Pelican Bay Services Division assessment at $1,250.00, which is $789.07 for operations and maintenance plus $460.93 for capital and projects. The page does not say how it is applied to a condominium parcel, so confirm it on the tax bill.

Who pays for title insurance in Collier County?

In Collier County the buyer customarily pays for the owner’s title insurance policy, and the contract controls. The seller pays the documentary stamp tax on the deed, at $0.70 per $100 of consideration under Section 201.02.

Do I need the Board’s approval to buy?

Yes. Article XII of the declaration requires the seller to notify the Board, which has 30 days to approve or disapprove and is deemed to approve if it issues no certificate. The Foundation itself does not require approval of a transfer.

What happens if the Board disapproves a buyer?

Under Section 12.2(C), the Board must designate a purchaser, which may be the association or an owner, who makes a binding offer on the same terms. If the Board designates no one in the 30-day period, it is deemed to consent, and the seller has 90 days to close.

Is Cap Ferrat a 55+ community?

No. The recorded declaration and its amendments contain no minimum-age or 55+ clause. Fifty-five-plus is a legal status that a community creates by recorded documents, and Cap Ferrat’s record shows none.

Can I rent my Cap Ferrat condo?

Yes, with limits. Section 12.3 allows up to three leases a calendar year, each at least 30 days and approved by the Board, while the Foundation’s 2019 amendment sets a two-lease annual ceiling. The stricter limit governs in practice, and the documents control.

Can I use a Cap Ferrat residence for short-term rentals?

No. The declaration’s 30-day minimum and the Foundation’s definition of leasing, which expressly includes Airbnb and VRBO arrangements, rule out stays shorter than 30 days.

Are pets allowed at Cap Ferrat?

The recorded declaration has no pet clause that we found, so the building’s pet rules sit in its Rules and Regulations, which you should request before you offer. The Foundation’s rules bar pets from beaches, trams, boardwalks and dining areas but allow leashed pets on the berm.

Is Cap Ferrat in a flood zone?

Yes. FEMA’s map effective February 8, 2024 places the building in Zone AE, a coastal floodplain, with a base flood elevation of 10 to 11 feet at the six points we queried. Elevations vary by address, so ask for the elevation certificate for the residence you are buying.

What does the preliminary FEMA flood map mean for Cap Ferrat?

Collier County says FEMA’s preliminary map was released March 20, 2025, a 90-day appeal period began August 19, 2026, and the target for the new map to take effect is summer 2027. It is not in force, we do not claim it changes Cap Ferrat’s zone, and a lender or insurer can tell you how it treats a purchase.

Do I need flood insurance at Cap Ferrat?

A lender may require it for a mortgage in a Special Flood Hazard Area, and Section 8.9 of the declaration lets the Board require owners to carry flood coverage. Ask whether the Board has done so.

What does the association’s master insurance cover?

Article VIII requires casualty and liability coverage, and the 2009 amendment caps the association’s flood coverage at National Flood Insurance Program limits. The master policy excludes the interior of a residence, so ask for the declarations page and buy your own unit-owner policy.

Has Cap Ferrat had its milestone inspection?

Not yet, according to the county. Collier County’s milestone map, queried October 7, 2026, shows a next inspection year of 2027 and a status of Not Due. Section 553.899 counts 25 years for buildings near saltwater.

What is a structural integrity reserve study?

It is a professional study of a building’s roof, structure, fireproofing, plumbing, electrical, waterproofing and windows that Section 718.112(2)(g) requires of condominium buildings of three stories or more, with reserves funded for the items it lists.

What are the property taxes at Cap Ferrat?

We do not state a figure because taxes depend on each residence’s assessed value, homestead status and the millage in the year. Search the address on the Collier County Tax Collector’s site, and note that Section 689.261 requires a disclosure that taxes can change after a sale.

Which schools serve Cap Ferrat?

Collier County Public Schools’ zone tool places the Cap Ferrat property in the Sea Gate Elementary, Pine Ridge Middle and Barron Collier High zones, each graded A in every year from 2021 to 2025. Confirm the address with the district.

How far is Cap Ferrat from the airport?

Naples Airport is 17 minutes by car and 8.1 miles; Southwest Florida International Airport is 44 minutes and 30.6 miles, by free-flow routing measured October 7, 2026.

How far is the nearest hospital?

NCH North Hospital is about 11 minutes and 5.4 miles from the building, and NCH Baker Hospital downtown is about 14 minutes and 6.4 miles.

Is Club Pelican Bay golf included?

No. Club Pelican Bay is a separate membership with its own terms, and owning at Cap Ferrat does not require it.

Does Cap Ferrat have guest suites?

Yes, two. Section 17.5 of the declaration provides two guest suites and a manager’s apartment as common elements, with use under the Board’s rules.

How many elevators does Cap Ferrat have?

Six traction passenger elevators, according to the state’s file, each with a 3,500-pound capacity, all last passed on August 27 or 28, 2025, with certificates of operation to August 1, 2027.

Does Cap Ferrat have parking and storage?

Yes. Covered garage parking, storage areas and 21 pool-deck cabanas are limited common elements assigned to specific residences, and the rights transfer by written instrument given to the association, so confirm them in your contract. (recorded declaration)

Is water leak detection required?

Yes. The 2009 amendment, Official Records Book 4452, Page 3683, requires water leak detection and alarm monitoring, a drain pan and float switch on air conditioners and semiannual air conditioner service.

How long do Cap Ferrat homes take to sell?

Over 60 months (22 closings) the median was 36 days on the market, though six took more than 90 days. In the last 12 months (4 closings, a small sample) the median was 94 days.

Do Cap Ferrat homes sell for the asking price?

Over 60 months (22 closings) the median sale closed at 98.9% of the final list price, and 10 of 22 closed at or above it. In the last 12 months (n 4) all four closed below list, at a median of 91.6%.

How does Cap Ferrat compare with St. Raphael?

Cap Ferrat is newer by two years, with 111 residences against 178, larger residences, expense shares proportional to size and an exclusive bridge. St. Raphael has equal shares, more sales and a lower entry price. Our Cap Ferrat vs St. Raphael section compares them line by line.

Will I receive a property tax disclosure?

Yes. Section 689.261 requires a summary disclosure statement about property taxes in a residential sales contract, warning that taxes can change after the sale.

Is there a radon notice in a Cap Ferrat contract?

Yes. Florida’s Section 404.056 requires a radon gas notice in contracts for the sale of buildings, a standard paragraph that is not specific to Cap Ferrat.

Who should I call to buy at Cap Ferrat?

Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers. Marc can show you the plan-by-plan sales behind every number on this page, and McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.

Frequently Asked Questions: Cap Ferrat Seller Edition

Cap Ferrat sellers most often ask what their residence is worth, how long a sale takes, who pays the Foundation’s $15,000 and how the Board’s 30-day approval works. The answers below give the 60-month figures first, with sample sizes, and name the recorded document that controls each rule.

What is my Cap Ferrat home worth?

It depends on your plan, floor and condition. Over 60 months (22 closings) Cap Ferrat sales ran from $2,150,000 to $5,300,000 with a median of $3,695,000, and plan medians ran from $2,475,000 for plan B to $4,325,000 for plan C. A free valuation matches your residence to the right sales.

What did Cap Ferrat homes sell for in the last 12 months?

Four homes sold between February and June 2026 (a small sample) at $2,150,000, $2,475,000, $2,500,000 and $4,150,000, a median of $2,487,500, for $11,275,000 in volume.

How long will it take to sell my Cap Ferrat home?

Over 60 months (22 closings) the median was 36 days on the market; over the last 12 months (n 4) it was 94 days, with two sales at 34 and 37 days and two at 151 and 190 days. Add 30 days for the Board’s approval and time for the Foundation’s estoppel.

Will I get my asking price?

Over 60 months (22 closings) the median sale closed at 98.9% of the final list price, and 10 of 22 closed at or above it, but in the last 12 months (n 4) the median was 91.6% and all four closed below list. Price to the current market, not the 2023 peak.

Has the market gone up or down?

The calendar-year median peaked at $4,197,500 in 2023 (5 closings) and the last 12 months show $2,487,500 (4 closings); both are small samples, and the mix of plans differs. The county’s qualified-sale median rose from $3,500,000 in 2022 to $4,261,250 in 2023 and was $2,487,500 for 2026 through June.

Is it a good time to sell?

For a well-priced residence, it can be, because only three listings compete with yours. The thin market means buyers are few as well, so preparation and pricing decide the outcome more than timing does.

What does it cost to sell a Cap Ferrat home?

The main fixed costs are the documentary stamp tax at $0.70 per $100, the Foundation estoppel at $250 and the association’s estoppel within the statutory cap, plus any agreed commission and closing costs. On the 60-month median of $3,695,000 the stamp tax alone is $25,865.

How much is the documentary stamp tax on a sale?

Florida’s Section 201.02 sets the tax on deeds at $0.70 per $100 of consideration, paid by the seller in Collier County: $17,412.50 on $2,487,500 and $25,865 on $3,695,000.

Who pays the $15,000 resale capital assessment?

The buyer pays it to the Foundation at closing for deeds recorded on or after October 1, 2026, though a contract can allocate it differently. It is a negotiating fact, 0.60% of the 12-month median.

Do I need the Board’s approval to sell?

Yes. Section 12.2 of the declaration requires you to notify the Board of the intended sale and the purchaser’s name and address, and a sale or transfer not authorized under Article XII is void unless the association later approves it.

How long does Board approval take?

The Board has 30 days after receiving your notice to approve or disapprove, and if it fails to issue a certificate in that period the sale is deemed approved. Send the notice when the contract is signed.

What if the Board disapproves my buyer?

The Board must designate a purchaser, which may be the association or an owner, to buy on the same terms. If it designates no one within the 30 days, it is deemed to consent, and you may close with your buyer within 90 days after your notice.

What documents must I give the buyer?

The declaration, articles, bylaws and rules, the budget and financial statement, the governance form, and the milestone summary and structural integrity reserve study or a statement that none is complete, under Section 718.503. Prepare them before you list.

What is the buyer’s seven-day right?

A buyer of a resale condominium may cancel within seven days, excluding weekends and holidays, after receiving the required documents. Delivering the package early starts that clock early.

What is an estoppel certificate and who pays for it?

It is a statement of what you owe the association or the Foundation. The seller pays for each. The Foundation charges $250, plus $100 for completion within three business days, and Florida caps the association’s fee at $250, $100 and $150 base amounts, which as we read the state’s current adjusted caps are $299, $119 and $179.

What happens to my Foundation ID cards when I sell?

Return all of them at closing. The Foundation’s form charges the seller $500 if the cards are not returned, and membership passes to the buyer with the deed.

Do my parking space, storage and cabana convey with the residence?

They are limited common elements assigned to your residence, and Section 3.6 lets rights to them move by a written instrument given to the association. Check the contract and the filed assignments so the right buyer receives the right space.

Does the leak detection requirement affect my sale?

It can. The 2009 amendment requires water leak detection and alarm monitoring, a drain pan and float switch on air conditioners and semiannual air conditioner service, and a buyer’s inspector may ask for the records.

Is the flood zone a problem when selling?

The AE zone at a 10 to 11 foot base flood elevation is a fact to disclose and price, not a barrier. Have the flood insurance quote and any elevation certificate ready for the buyer.

Do I have to disclose past flooding?

Yes. Section 689.302 requires a flood disclosure at or before the time the sales contract is executed, covering your knowledge of past flooding and flood insurance claims.

Do I need a milestone report to sell?

You do not produce it yourself, because the milestone inspection is the association’s, but the buyer’s package must include the summary where one applies. The county’s next inspection year for Cap Ferrat is 2027, so expect the question.

What if the association has a special assessment pending?

Disclose it. The estoppel states amounts due, and a buyer is liable with you for unpaid assessments. Ask the association for the status of the 2026 roof, concrete and electrical work and whether it is funded from reserves.

Can I sell my Cap Ferrat residence with a tenant in it?

Yes, subject to the lease, which the association must approve. Declare the lease, its term and how many leases you have used this calendar year, because the Foundation’s limit is two and the declaration’s is three.

Does my rental history matter to a buyer?

Yes. A buyer relying on rental income will count the two-lease Foundation limit and the three-lease declaration limit, so a clean record of approved leases helps and an unclear one slows the sale.

Does the exclusive bridge help my sale?

It is a recorded, association-held right that every residence shares, so it supports marketing the building’s beach route but does not by itself raise one residence over another. Give the buyer the 2016 agreement.

Should I renovate before I sell?

Interior condition drives price, since owners maintain interiors under Section 5.3, but exterior changes need association approval under Section 5.4. Look at the same plan’s recent sales before you spend: use our home valuation page or call Jesse direct at (239) 898-6072 for the comparison first.

Should I wait until after the 2027 milestone inspection?

Waiting trades a known question for an unknown answer. If the report is favorable, it helps your sale; if it finds work, it can lead to an assessment that a buyer will price in. We can help you decide with the association’s status in hand.

How do I price a penthouse at Cap Ferrat?

Penthouses did not appear in the MLS closings in 60 months, and the county roll shows residences up to 7,000 square feet, so a penthouse needs a custom comparison from its own floor plan and recorded history, which we build with you.

What if my buyer already lives in Pelican Bay?

They may qualify for the Foundation’s Resale Capital Assessment Exemption, applied for at least seven days before closing with a $1,000 processing fee, which would save the $15,000. Tell them early.

Who are the active competitors to my listing?

On October 7, 2026, three Cap Ferrat residences were listed: a 3,650 square foot plan C at $4,450,000, and two 2,700 square foot plan D residences at $3,000,000 and $1,965,000. We compare yours to those and to the sales above.

Does the bridge agreement transfer to a buyer?

The agreement belongs to the association, not to an individual residence, so a buyer’s membership brings the right to use the bridge with it, subject to the association’s rules.

How do I get a free valuation?

Use our home valuation page, or call Jesse direct at (239) 898-6072. He will respond with the Cap Ferrat sales that match your plan and floor, and the paperwork steps to start. The team is Top 1% Real Estate Agents Nationally Since 2008.

Sources and Authoritative References

The sources below are primary records: recorded instruments, association and Foundation documents, county and state pages, statutes and federal datasets. Each was opened for this page in October 2026. Where a county page blocked an automated request, we read it through a text retrieval service and logged the fetch.

Recorded Cap Ferrat Instruments, Collier County Clerk Official Records

1. Easement over the neighboring St. Kitts property, OR 2649, Page 2888 (March 9, 2000)
2. Vacation of that easement, OR 2730, Page 2629 (October 10, 2000)
3. Declaration of Condominium, Cap Ferrat, a Condominium, OR 3118, Page 2009 (September 27, 2002)
4. Certificate of estimate, OR 3118, Page 2141 (September 27, 2002)
5. Surveyor’s certificate of substantial completion, OR 3126, Page 2539 (October 8, 2002)
6. Amendment, Section 5.4(A) vote, OR 4291, Page 932 (October 10, 2007)
7. Amendment, Section 8.1, OR 4291, Page 4085 (October 12, 2007)
8. Amendment, water leak detection, air conditioner drains and flood coverage cap, OR 4452, Page 3683 (May 15, 2009)
9. Maintenance and Exclusive Use Agreement, bridge to the Foundation boardwalk, OR 5344, Page 2931 (December 16, 2016)
10. Notice of commencement, air-conditioning relocation and trellis (October 14, 2003)
11. Notice of commencement, mechanical equipment in the air-conditioning spaces, OR 4060, Page 3313 (June 23, 2006)
12. Notice of commencement, exterior painting, OR 4347, Page 371 (April 8, 2008)
13. Notice of commencement, air-conditioning work (February 4, 2014)
14. Notice of commencement, air-conditioning work (March 11, 2014)
15. Notice of commencement (January 15, 2015)
16. Notice of commencement (June 4, 2015)
17. Notice of commencement, automatic valves (July 31, 2017)
18. Notice of commencement, pool refinishing (August 17, 2017)
19. Notice of commencement, pool resurfacing, OR 5722, Page 1714 (January 31, 2020)
20. Notice of commencement, air-conditioning change-out, OR 5831, Page 3243 (October 19, 2020)
21. Notice of commencement, penthouse balcony waterproofing, OR 5854, Page 1045 (December 4, 2020)
22. Notice of commencement, garage electrical work, OR 5989, Page 2769 (July 29, 2021)
23. Notice of commencement, exploratory work, OR 6023, Page 1450 (October 7, 2021)
24. Notice of commencement, waterproofing of pool deck, cabanas and penthouse terraces, OR 6226, Page 1274 (March 17, 2023)
25. Notice of commencement, HVAC replacement, OR 6229, Page 2796 (March 28, 2023)
26. Notice of commencement, lobby split-system replacement, OR 6417, Page 184 (November 25, 2024)
27. Claim of lien by an elevator contractor, OR 6427, Page 2338 (January 2, 2025)
28. Release of that lien, OR 6433, Page 2572 (January 28, 2025)
29. Notice of commencement, replacement of railings, OR 6523, Page 3914 (November 6, 2025)
30. Notice of commencement, roof replacement, OR 6615, Page 1029 (July 31, 2026)
31. Notice of commencement, rooftop electrical disconnects, OR 6621, Page 883 (August 19, 2026)
32. Notice of commencement, concrete restoration and expansion joints, OR 6622, Page 2208 (August 24, 2026)

Pelican Bay Foundation Documents and Pages

33. Second Amended and Restated Declaration and General Protective Covenants of Pelican Bay
34. Certificate of Amendment to the Foundation declaration, Section 3.26 leasing, OR 5634, Page 1101 (May 28, 2019)
35. Amended and Restated Bylaws, accepted redline
36. FY2027 Approved Budget Package
37. FY2024 Audited Financial Statements
38. Estoppel certificate form, fiscal year 2026-2027
39. Resale Capital Assessment Exemption form
40. Lease Application Packet, 2027
41. Rules and Regulations, December 12, 2024
42. Pelican Bay PUD with ordinances
43. Information for realtors, fees and notices
44. Tram service
45. Our beaches
46. Marker 36
47. Sandbar
48. Racquets program
49. Fitness center

State of Florida Records

50. Division of Corporations, entity search for Cap Ferrat
51. DBPR condominium registry extract
52. DBPR elevator inspection extract
53. DBPR condominium structural integrity reserve study reporting
54. DBPR condominium search
55. Florida Division of Emergency Management, Know Your Zone
56. Florida Office of Insurance Regulation, wind mitigation resources
57. Florida Department of Revenue, documentary stamp tax
58. Florida Department of Revenue, property tax information for taxpayers
59. Florida Chief Financial Officer, title insurance overview
60. Florida Senate, 2025 bill summary, House Bill 913

Florida Statutes, 2026

61. Section 201.02, tax on deeds
62. Section 404.056, radon notification
63. Section 553.899, milestone inspections
64. Section 689.261, property tax disclosure summary
65. Section 689.302, flood disclosure
66. Section 718.111, the association and official records
67. Section 718.112, bylaws and structural integrity reserve studies
68. Section 718.116, assessments and estoppel certificates
69. Section 718.117, termination of condominium
70. Section 718.1255, alternative resolution of disputes
71. Section 718.503, disclosure on resale and the buyer’s cancellation right

Collier County Records

72. Collier County milestone map, MilestonePoints layer
73. Collier County three-mile saltwater boundary layer
74. Collier County three-mile saltwater boundary map
75. Collier County milestone inspections program page
76. Collier County news release, Proposed Flood Insurance Rate Map (August 19, 2026)
77. Collier County floodplain management
78. Collier County 2026 flood protection newsletter
79. Collier County, FEMA condominium flood coverage fact sheet
80. Collier County Pelican Bay Services Division page, FY2027 assessment
81. Collier County PUD master list, June 11, 2026
82. Collier County Tax Collector, property tax search

Federal Records

83. FEMA National Flood Hazard Layer, flood hazard zones
84. FEMA National Flood Hazard Layer, flood map panels
85. FEMA Map Service Center
86. National Hurricane Center, storm surge hazard maps
87. U.S. Census Bureau geocoder
88. HUD, assistance animals and fair housing

Schools, Healthcare, Developer and Neighboring Projects

89. Collier County Public Schools, attendance boundaries
90. Collier County Public Schools, attendance zones map
91. Collier County Public Schools, 2024-25 school and district grades
92. NCH North Hospital location page
93. Gulf Bay, history of the Pelican Bay developer
94. Epique Pelican Bay
95. Waterside Shops, redevelopment
96. Club Pelican Bay, membership
97. Gulf Shore Association of Condominiums, Pelican Bay Foundation appeal of the waterpark interpretation
98. Gulf Shore Business, Pelican Bay Community Park pickleball courts
99. Cap Ferrat association website

Downloadable Documents

These five recorded and published documents are the ones Cap Ferrat owners and buyers ask for most often, and each link opens the official source for the building, the Pelican Bay Foundation or Collier County. Read the Cap Ferrat declaration and the Foundation estoppel form before you sign a contract at Cap Ferrat.

Market data from Southwest Florida MLS, pulled October 2026.

McGreevy and Comisar, Best Realtor for Cap Ferrat. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.